106 NE Oak St · Brownsdale, MN 55918

$110,000

3 bd · 1.0 ba · 956 sqft · SingleFamily public records · 10 Days on market

Built 1925 5,166 sqft lot

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Why this score? — see what drove the C- 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 +17.1/30.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Afordable 3 bedroom home loaded with natural woodwork and nice hardwood floors. Large dining room. Fenced yard and a detatched garage.

Key facts

• 5,166 sq ft lot
• Garage
• Built 1925

Property features AI

Exterior

• Parking: Driveway with other surface; Shared or on-site parking lot; 1-car garage
• Utilities: City water connected; City sewer connected; Electric and natural gas available
• Home design: Residential property; One story
• Construction: Block foundation; Basement foundation includes block
• Exterior features: Vinyl exterior

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Other heating; No central air
• Interior features: Ceiling fan(s); Daylight/lookout basement windows; Drainage system in basement; Unfinished basement; Crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $77 ($920/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 $96k (12.4% below list).
• Recommended offer: $96k (12.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#558 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Hayfield Public School District (rural): math 29% / reading 38% proficiency, ranked #254 of 301 in MN (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hayfield Elementary (math 42% / reading 32%, grade F, #636 of 857 statewide, top 76%, 282 students, 50% FRL); Hayfield Secondary (math 17% / reading 41%, grade F, #365 of 471 statewide, top 77%, 363 students, 36% FRL) — zoned schools average 43% FRL vs 24% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 5 active listings in the ZIP; 53 units permitted in Mower County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($761 loan paydown + $9k appreciation (8.3% local appreciation)).
• At projected returns (8.3% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 23y ago; this cycle's ask is 100% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $57k; list at $110k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,397 (12.4% below list)

Questions for the listing agent

1. Built in 1925 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 0.88% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.99%
• DSCR: 1.13
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 2.69×
• Total profit: $51,971
• Equity at exit: $85,491

10-year hold

• IRR: 20.7%
• Equity multiple: 5.78×
• Total profit: $147,193
• Equity at exit: $171,563

Cash invested: $30,800 (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 55918

• Home prices YoY: 3.3%
• Active inventory: 5
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $964 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$62 /mo · $746/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $77

Break-even live

Break-even rent $867

Max offer price $110,000

Occupancy floor 87%

Sensitivity live

Price	-10% $139	-5% $108	+0% $77	+5% $46	+10% $14
Rent	-10% $1	-5% $39	+0% $77	+5% $115	+10% $153
Rate	-1.0pp $132	-0.5pp $105	base $77	+0.5pp $48	+1.0pp $19

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $110,000 Active 10 DOM
2. 2026-06-19
   days on market $110,000 Active 8 DOM
3. 2026-06-18
   days on market $110,000 Active 7 DOM
4. 2026-06-17
   days on market $110,000 Active 6 DOM
5. 2026-06-16
   days on market $110,000 Active 5 DOM
6. 2026-06-15
   days on market $110,000 Active 4 DOM
7. 2026-06-14
   days on market $110,000 Active 2 DOM
8. 2026-06-12
   status $110,000 Active 1 DOM
9. 2026-06-09
   remarks 157-char remark
10. 2026-06-09
    listed $110,000 Coming Soon 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: $746 · $62/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$243/yr (+$20/mo · 32.6%)

ⓘ 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 1/10 Low 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,568
• − Mortgage interest: −$6,162
• − Property taxes: −$746
• − Insurance: −$550
• − Repairs & maintenance: −$925
• − Management: −$925
• − Depreciation: −$3,200
• Taxable loss: −$941
• Est. tax savings @ 24.0%: +$226
• After-tax cash flow: $1,146/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: Hayfield Public School District
• NCES district ID: 2713590
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 38% ▼ -11.00%
• Median HH income: $60,819
• Composite: 30.11/100
• National rank: #6336
• State rank: #254 of 301 in MN

Livability — Brownsdale

• Score: 65/100
• State rank: #558
• US rank: #13495

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brownsdale, MN
• Population (ZIP): 1,119

Population outlook (Mower County) Hauer SSP2

• Today (2025): 39,967 people
• By 2030: 40,204 · +0.6%
• By 2040: 40,509 · +1.4%
• By 2050: 40,841 · +2.2%
• By 2075: 42,029 · +5.2%
• By 2100: 42,272 · +5.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 21% Lithuanian 5% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Mower

• 2024 margin: R (+10.5) · D 43.9% · R 54.4% · Other 1.7%
• 2008→2024 swing: -34.1pp toward R · 2008: 23.6pp · 2024: -10.5pp
• All cycles: 2024: R+10.5 2020: R+5.8 2016: R+7.8 2012: D+22.7 2008: D+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.26%
• Current HPI: 258.6008
• 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

+134.5% since first listed

6 events — show timeline

• 2026-06-09 Coming Soon $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2006-03-07 Sold (MLS) $57,100 NORTHSTARMLS as Distributed by MLS Grid
• 2006-02-12 Sold (Public Records) $57,100 Public Records
• 2005-10-18 Listed $54,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-08-08 Sold (MLS) $41,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-04-09 Listed $46,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

-1.0%/yr

Latest (2025): $746 · -1.6% YoY. Source: county tax records.