750 Greenwood Ave · Tracy, MN 56175

$69,000

3 bd · 1.0 ba · 1,472 sqft · SingleFamily · 16 Days on market

Built 1946 0.42 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a great starter home with 3 bedroom, 1 bathroom, on a corner lot in a quiet part of town, within walking distance to the High School. The inside has a newer spacious kitchen shared with dining room, upgraded windows and a newer heating system. The main floor has a large living room with bay window, large bathroom with Laundry and 3 bedrooms. The Garage has a large shop room attached to the north. This home has a partially finished basement with room to grow! The owners are finishing up a couple projects in this home at this time.

Key facts

• Large living room
• Bay window
• Upgraded windows

Tags

• CORNER LOT
• NEWER SPACIOUS KITCHEN
• UPGRADED WINDOWS
• NEW HEATING SYSTEM
• LARGE LIVING ROOM
• BAY WINDOW

Property features AI

Exterior

• Parking: Attached garage with gravel driveway; 1-car garage (approx. 14 x 24)
• Utilities: City water; City sewer; Natural gas; Electric service with circuit breakers (Xcel Energy)
• Home design: Residential property; One story; Main level entry
• Construction: Frame construction; Block foundation; Asphalt roof (over 8 years old); Basement: full, block construction with drainage system, sump pump and storage space
• Exterior features: Deck; Wood exterior; Storage shed; Corner lot; Medium tree coverage; City street frontage with paved streets, street lights and storm sewer; Public maintained road

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Kitchen and dining combined (Kitchen/Dining Room)
• Bedrooms: 3 bedrooms — all on the main level; Primary bedroom on the main level
• Bathrooms: One full bath; Main floor 3/4 bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: All living facilities on one level; Main floor primary bedroom; Main floor laundry; Ceiling fan(s); Kitchen window
• Laundry & utility: Washer/dryer hookup; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#170 in MN, #3,680 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Market conditions: 20 active listings in the ZIP; 91 units permitted in Lyon County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lyon County population projected at -12% 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,965 (1.5% below list)

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.76% ✓
• Cap rate: 14.41%
• Cash-on-cash: 28.99%
• DSCR: 2.29
• GRM: 4.7

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: 23.4%
• Equity multiple: 1.96×
• Total profit: $18,578
• Equity at exit: $10,288

10-year hold

• IRR: 31.3%
• Equity multiple: 3.82×
• Total profit: $54,574
• Equity at exit: $5,966

Cash invested: $19,320 (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 56175

• Home prices YoY: -22.1%
• Active inventory: 20
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,214 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$101 /mo · $1,216/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $467

Break-even live

Break-even rent $623

Max offer price $69,000

Occupancy floor 57%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   remarks 543-char remark
2. 2026-06-19
   days on market $69,000 Active 16 DOM
3. 2026-06-18
   days on market $69,000 Active 15 DOM
4. 2026-06-17
   days on market $69,000 Active 14 DOM
5. 2026-06-16
   days on market $69,000 Active 13 DOM
6. 2026-06-15
   days on market $69,000 Active 12 DOM
7. 2026-06-14
   days on market $69,000 Active 10 DOM
8. 2026-06-12
   days on market $69,000 Active 9 DOM
9. 2026-06-08
   days on market $69,000 Active 5 DOM
10. 2026-06-07
    days on market $69,000 Active 4 DOM
11. 2026-06-05
    days on market $69,000 Active 2 DOM
12. 2026-06-04
    remarks 541-char remark
13. 2026-06-04
    listed $69,000 Active 1 DOM

ⓘ 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: $1,216 · $101/mo
• Projected year-2 tax: $1,216 · $101/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,563
• − Mortgage interest: −$3,865
• − Property taxes: −$1,216
• − Insurance: −$345
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$2,007
• Taxable income: $4,800
• Est. tax owed @ 24.0%: −$1,152
• After-tax cash flow: $4,450/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)

No district data.

Livability — Tracy

• Score: 76/100
• State rank: #170
• US rank: #3680

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tracy, MN
• Population (ZIP): 2,791

Population outlook (Lyon County) Hauer SSP2

• Today (2025): 25,369 people
• By 2030: 24,890 · -1.9%
• By 2040: 23,599 · -7.0%
• By 2050: 22,383 · -11.8%
• By 2075: 20,076 · -20.9%
• By 2100: 18,901 · -25.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Asian 7% Two or more races 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 16% Romanian 4% English 4%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 5% Other Asian/Pacific 5%

Political lean MEDSL · Lyon

• 2024 margin: Solid R (+31.8) · D 33.1% · R 64.9% · Other 2.0%
• 2008→2024 swing: -30.2pp toward R · 2008: -1.6pp · 2024: -31.8pp
• All cycles: 2024: R+31.8 2020: R+25.9 2016: R+28.3 2012: R+9.2 2008: R+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.45%
• Current HPI: 167.4911
• 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

1 event — show timeline

• 2026-06-03 Listed $69,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2026): $1,216 · +10.9% YoY. Source: county tax records.