420 Depue St · Holloway, MN 56249

$92,000

3 bd · 1.0 ba · 1,554 sqft · SingleFamily · 44 Days on market

Built 1920 16 ac lot ↓ 53% since listing

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +27.3/30.0
• DSCR +9.5/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great property and location! Just on the edge of town and offers 15.63 acres, perfect for anyone wishing to own a hobby farm. The outbuildings include 2 pole barns, 2 hay sheds and a detached building close to the house perfect for your office, and offers plenty of garage space. This 3 bedroom home has large living room, dining room and kitchen with panty. Storage is no problem in this nice country home, all ready to move into. Exterior has been recently painted, new shingles, new flooring and carpet and has large deck

Key facts

• Septic installed
• Hobby farm
• 15 acres

Tags

• 15 ACRES
• HOBBY FARM
• CITY WATER
• SEPTIC INSTALLED

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: City water connected; Mound septic system; Propane fuel; Electric with 100 amp service and circuit breakers
• Home design: Residential property; One-and-one-half story home; Block foundation
• Construction: Frame construction; Block foundation area; Foundation area approximately 1,110
• Exterior features: Wood exterior; Pole building on the property; County road frontage on a publicly maintained road; Approximately 15.63 acres

Interior

• Kitchen: Spacious kitchen
• Bedrooms: 3 bedrooms (two upper level, one main level)
• Bathrooms: 1 full bathroom on the main floor
• Heating & cooling: Forced air heating; No central air
• Interior features: Living/dining room; Unfinished basement with storage space
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $89k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#787 in MN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety D+, crime D, schools F.
• Lac Qui Parle Valley School District (rural): math 44% / reading 44% proficiency, ranked #193 of 301 in MN (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 15 units permitted in Swift County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($636 loan paydown + $3k appreciation (3.0% local appreciation)).
• Swift County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,240 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.28% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.39%
• DSCR: 1.55
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 2.09×
• Total profit: $28,056
• Equity at exit: $41,367

10-year hold

• IRR: 20.4%
• Equity multiple: 3.96×
• Total profit: $76,207
• Equity at exit: $63,752

Cash invested: $25,760 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 46 Balanced
• State Minnesota: 46 Balanced · D+2
• County: — inherits STATE
• City: — inherits STATE

2024 reforms strengthened tenant protections; ramsey/hennepin courts paced moderate to slow.

Methodology + full state rankings →

ZIP-level market 56249

• Active inventory: 2
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,181 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$146 /mo · $1,758/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $266

Break-even live

Break-even rent $845

Max offer price $92,000

Occupancy floor 72%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $92,000 Active 44 DOM
2. 2026-06-17
   days on market $92,000 Active 43 DOM
3. 2026-06-16
   days on market $92,000 Active 42 DOM
4. 2026-06-15
   days on market $92,000 Active 41 DOM
5. 2026-06-13
   days on market $92,000 Active 39 DOM
6. 2026-06-12
   days on market $92,000 Active 38 DOM
7. 2026-06-09
   days on market $92,000 Active 35 DOM
8. 2026-06-08
   days on market $92,000 Active 34 DOM
9. 2026-06-07
   days on market $92,000 Active 33 DOM
10. 2026-06-07
    days on market $92,000 Active 32 DOM
11. 2026-06-04
    days on market $92,000 Active 29 DOM
12. 2026-06-02
    days on market $92,000 Active 28 DOM
13. 2026-06-01
    days on market $92,000 Active 27 DOM
14. 2026-05-31
    days on market $92,000 Active 26 DOM
15. 2026-05-31
    days on market $92,000 Active 25 DOM
16. 2026-05-18
    historical Contingent - Inspection 299-char remark
17. 2026-05-05
    listed $92,000 Active 299-char remark
18. 2019-02-02
    historical 524-char remark

    Show marketing remark (524 chars)

    Great property and location! Just on the edge of town and offers 15.63 acres, perfect for anyone wishing to own a hobby farm. The outbuildings include 2 pole barns, 2 hay sheds and a detached building close to the house perfect for your office, and offers plenty of garage space. This 3 bedroom home has large living room, dining room and kitchen with panty. Storage is no problem in this nice country home, all ready to move into. Exterior has been recently painted, new shingles, new flooring and carpet and has large deck

19. 2013-10-30
    soldstatus $115,900 524-char remark

    Show marketing remark (279 chars)

    Great property and location! Just on the edge of town and offers 15.63 acres, perfect for anyone wishing to own a hobby farm. The outbuildings include 2 pole barns, 2 hay sheds and a detached building close to the house perfect for your office, and offers plenty of garage space

20. 2013-10-30
    soldstatus $115,900

    Show marketing remark (279 chars)

    Great property and location! Just on the edge of town and offers 15.63 acres, perfect for anyone wishing to own a hobby farm. The outbuildings include 2 pole barns, 2 hay sheds and a detached building close to the house perfect for your office, and offers plenty of garage space

21. 2013-06-25
    listed $119,900 524-char remark

    Show marketing remark (279 chars)

    Great property and location! Just on the edge of town and offers 15.63 acres, perfect for anyone wishing to own a hobby farm. The outbuildings include 2 pole barns, 2 hay sheds and a detached building close to the house perfect for your office, and offers plenty of garage space

22. 2013-06-25
    listed $119,900

    Show marketing remark (279 chars)

    Great property and location! Just on the edge of town and offers 15.63 acres, perfect for anyone wishing to own a hobby farm. The outbuildings include 2 pole barns, 2 hay sheds and a detached building close to the house perfect for your office, and offers plenty of garage space

23. 2007-10-01
    historical
24. 2007-07-05
    listed $165,000
25. 2006-07-31
    historical
26. 2005-11-11
    listed $194,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MN · Partial reset (capped growth)

• Current annual tax: $1,758 · $146/mo
• Projected year-2 tax: $1,758 · $146/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,175
• − Mortgage interest: −$5,153
• − Property taxes: −$1,758
• − Insurance: −$460
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$2,676
• Taxable income: $1,859
• Est. tax owed @ 24.0%: −$446
• After-tax cash flow: $2,745/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lac Qui Parle Valley School District
• NCES district ID: 2700125
• Math proficiency: 44% ▼ -14.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $44,760
• Composite: 37.32/100
• National rank: #4444
• State rank: #193 of 301 in MN

Livability — Holloway

• Score: 59/100
• State rank: #787
• US rank: #19790

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment D- Housing A- Health & safety D+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holloway, MN
• Population (ZIP): 277

Population outlook (Swift County) Hauer SSP2

• Today (2025): 8,635 people
• By 2030: 8,257 · -4.4%
• By 2040: 7,528 · -12.8%
• By 2050: 6,891 · -20.2%
• By 2075: 5,879 · -31.9%
• By 2100: 5,045 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Portuguese 22% Romanian 6% Iranian 3%

Political lean MEDSL · Swift

• 2024 margin: Solid R (+34.2) · D 32.1% · R 66.3% · Other 1.6%
• 2008→2024 swing: -47.9pp toward R · 2008: 13.8pp · 2024: -34.2pp
• All cycles: 2024: R+34.2 2020: R+29.5 2016: R+25.8 2012: D+9.9 2008: D+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.41%
• F500 in state: 34

Industry mix (Fortune 500 HQ in MN)

Industry	F500 HQs	Revenue
▸Healthcare	2	$407B
▸Retail	2	$150B
▸Consumer Goods	2	$32B
▸Industrial Machinery	2	$6B
▸Agriculture	1	$40B
▸Healthcare / Medical Devices	1	$32B

Price history

-52.8% since first listed

12 events — show timeline

• 2026-05-21 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-18 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-05 Listed $92,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-02-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2013-10-30 Sold (MLS) $115,900 NORTHSTARMLS as Distributed by MLS Grid
• 2013-10-30 Sold (MLS) $115,900 NORTHSTARMLS as Distributed by MLS Grid
• 2013-06-25 Listed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2013-06-25 Listed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-10-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-07-05 Listed $165,000 NORTHSTARMLS as Distributed by MLS Grid
• 2006-07-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-11-11 Listed $194,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2025): $1,758 · +0.1% YoY. Source: county tax records.