710 12th St N · Benson, MN 56215

$135,000

3 bd · 1.0 ba · 1,116 sqft · SingleFamily · 39 Days on market

Built 1941 9,100 sqft lot

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Why this score? — see what drove the D 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 +14.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great property conveniently located near the high school. 3 bed 1 bath home with a detached garage. 2018 new shingles, siding, windows and Central air. New water softener in 2024. This Gem is move in ready and won't last long with the primary bedroom and bath located on the main floor. Call today for a showing!

Key facts

• New water softener
• New siding
• New shingles

Tags

• CONVENIENTLY LOCATED
• NEW SHINGLES
• NEW SIDING
• NEW WINDOWS
• NEW WATER SOFTENER
• MOVE IN READY

Property features AI

Finance

• Other: Lot approximately 65 x 140 with light tree coverage; City-maintained streets with curbs, sidewalks, street lights and storm sewer

Exterior

• Parking: Gravel parking; Detached 1-car garage (14 x 24)
• Utilities: City water; City sewer; Natural gas; Electric with circuit breakers
• Home design: Residential property; One and one-half stories; Above-grade finished living area plus finished lower level
• Construction: Block and frame construction; Asphalt roof (age 8 years or less); Block foundation
• Exterior features: Vinyl exterior; Lean-to; Detached garage

Interior

• Kitchen: Range; Microwave; Refrigerator; Kitchen window
• Bedrooms: Three bedrooms (two on main level, one on upper level); Upper-level bonus room
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the main floor (5 x 6)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Informal dining area; Main floor primary bedroom; Basement with full finish and storage space; Kitchen window
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $17 ($201/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (14.4% below list).
• Recommended offer: $116k (14.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#189 in MN, #4,068 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Benson Public School District (town): math 37% / reading 41% proficiency, ranked #228 of 301 in MN (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 15 units permitted in Swift County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Swift County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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.
• Current owner paid $105k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,540 (14.4% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 9.7

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-20,816
• Equity at exit: $20,129

10-year hold

• IRR: -7.0%
• Equity multiple: 0.56×
• Total profit: $-16,775
• Equity at exit: $11,672

Cash invested: $37,800 (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 56215

• Home prices YoY: -18.0%
• Active inventory: 32
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$132 /mo · $1,582/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $17

Break-even live

Break-even rent $1,134

Max offer price $135,000

Occupancy floor 94%

Sensitivity live

Price	-10% $93	-5% $55	+0% $17	+5% $-21	+10% $-60
Rent	-10% $-75	-5% $-29	+0% $17	+5% $62	+10% $108
Rate	-1.0pp $85	-0.5pp $51	base $17	+0.5pp $-18	+1.0pp $-54

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1017 13th St N Benson, MN	2.0	1.5	964	$1,140	$1.18	44d	1	0.26mi
1009 13th St N Benson, MN	2.0	1.5	964	$1,090	$1.13	44d	1	0.27mi
1027 13th St N Benson, MN	3.0	1.5	964	$1,240	$1.29	44d	1	0.28mi

Listing history 30 events

1. 2026-06-18
   days on market $135,000 Active 39 DOM
2. 2026-06-17
   days on market $135,000 Active 38 DOM
3. 2026-06-16
   days on market $135,000 Active 37 DOM
4. 2026-06-15
   days on market $135,000 Active 36 DOM
5. 2026-06-13
   days on market $135,000 Active 34 DOM
6. 2026-06-12
   days on market $135,000 Active 33 DOM
7. 2026-06-09
   days on market $135,000 Active 30 DOM
8. 2026-06-08
   days on market $135,000 Active 29 DOM
9. 2026-06-07
   days on market $135,000 Active 28 DOM
10. 2026-06-05
    days on market $135,000 Active 26 DOM
11. 2026-06-04
    days on market $135,000 Active 24 DOM
12. 2026-06-02
    days on market $135,000 Active 23 DOM
13. 2026-06-01
    days on market $135,000 Active 22 DOM
14. 2026-05-31
    days on market $135,000 Active 21 DOM
15. 2026-05-31
    days on market $135,000 Active 20 DOM
16. 2026-05-18
    status Active
17. 2026-04-06
    status Pending
18. 2026-03-28
    listed $135,000 Active
19. 2025-03-31
    soldstatus $105,000
20. 2025-03-27
    soldstatus $105,000 Sold 317-char remark

    Show marketing remark (317 chars)

    Great property conveniently located near the high school. 3 bed 1 bath home with a detached garage. 2018 new shingles, siding, windows and Central air. New water softener in 2024. This Gem is move in ready and won't last long with the primary bedroom and bath located on the main floor. Call today for a showing!

21. 2025-01-31
    status Pending 317-char remark

    Show marketing remark (317 chars)

    Great property conveniently located near the high school. 3 bed 1 bath home with a detached garage. 2018 new shingles, siding, windows and Central air. New water softener in 2024. This Gem is move in ready and won't last long with the primary bedroom and bath located on the main floor. Call today for a showing!

22. 2025-01-27
    listed $115,000 Active 317-char remark

    Show marketing remark (317 chars)

    Great property conveniently located near the high school. 3 bed 1 bath home with a detached garage. 2018 new shingles, siding, windows and Central air. New water softener in 2024. This Gem is move in ready and won't last long with the primary bedroom and bath located on the main floor. Call today for a showing!

23. 2024-03-28
    soldstatus $60,000
24. 2019-02-02
    historical
25. 2019-02-02
    historical
26. 2014-05-08
    historical
27. 2014-02-26
    listed $82,500 Active
28. 2013-10-19
    listed $82,500
29. 2013-05-12
    listed $87,500
30. 2013-05-12
    listed $87,500

ⓘ 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: $1,582 · $132/mo
• Projected year-2 tax: $1,582 · $132/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 ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,865
• − Mortgage interest: −$7,562
• − Property taxes: −$1,582
• − Insurance: −$675
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$3,927
• Taxable loss: −$2,100
• Est. tax savings @ 24.0%: +$504
• After-tax cash flow: $705/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: Benson Public School District
• NCES district ID: 2704470
• Math proficiency: 37% ▼ -13.00%
• Reading proficiency: 41% ▼ -9.00%
• Median HH income: $49,024
• Composite: 33.56/100
• National rank: #5423
• State rank: #228 of 301 in MN

Livability — Benson

• Score: 75/100
• State rank: #189
• US rank: #4068

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: Benson, MN
• Population (ZIP): 4,701

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 6% Black 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 28% Italian 3% Romanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -47.08%
• Current HPI: 214.9157
• 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

+54.3% since first listed

15 events — show timeline

• 2026-05-18 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-06 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-28 Listed $135,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-03-31 Sold (Public Records) $105,000 Public Records
• 2025-03-27 Sold (MLS) $105,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-01-31 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-01-27 Listed $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-03-28 Sold (Public Records) $60,000 Public Records
• 2019-02-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2019-02-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2014-05-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2014-02-26 Listed $82,500 NORTHSTARMLS as Distributed by MLS Grid
• 2013-10-19 Listed $82,500 NORTHSTARMLS as Distributed by MLS Grid
• 2013-05-12 Listed $87,500 NORTHSTARMLS as Distributed by MLS Grid
• 2013-05-12 Listed $87,500 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2025): $1,582 · -7.9% YoY. Source: county tax records.