133 4th St · Dawson, MN 56232

$65,000

2 bd · 2.0 ba · 708 sqft · SingleFamily · 2 Days on market

Built 1942 10,454 sqft 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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this charming and affordable 2-bedroom, 2-bathroom home offering comfort, practicality, and excellent value. Whether you're searching for your first home, looking to downsize, or adding to your investment portfolio, this property offers a wonderful opportunity to make it your own. The main level features a functional kitchen that flows into the adjoining living and dining area, creating a comfortable everyday living space. The main level features a bedroom and a nicely remodeled full bathroom. The lower level offers a second bedroom, a ¾ bathroom, and great mechanical updates, including an updated HVAC system, an updated sewer line from the home to the street, and an owned

Key facts

• Functional kitchen
• Updated sewer line
• Owned water softener

Tags

• FUNCTIONAL KITCHEN
• REMODELED FULL BATHROOM
• UPDATED HVAC SYSTEM
• UPDATED SEWER LINE
• OWNED WATER SOFTENER
• SPACIOUS FRONT DECK

Property features AI

Finance

• Financial info: Other annual assessment: $35; Tax year information available

Exterior

• Parking: Detached gravel areas; 2-car garage with electric, garage door opener, insulation and heating, plus built-in storage (garage ~22x24)
• Utilities: City water (connected); City sewer (connected); Natural gas fuel; 100 amp electric service with circuit breakers
• Home design: Residential property; One story; Entry/main level living area
• Construction: Frame construction; Asphalt roof; Block foundation (foundation area ~560; foundation dimensions ~20x28); Built area split above/below grade
• Exterior features: Deck; Storage shed; City street frontage; Public maintained road

Interior

• Kitchen: Range; Refrigerator; Kitchen window
• Bedrooms: Two bedrooms total (one on main level, one in lower level)
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the main floor; One three-quarter bathroom in the lower level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Water osmosis system; Water softener (owned); Living/Dining room layout; Main floor bedroom; Block basement
• Laundry & utility: Washer/Dryer hookup; Laundry located in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($823 rent vs $65k).

Location & tenants

• Location reads 77/100 on livability (#145 in MN, #3,213 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Dawson-Boyd Public School District (rural): math 42% / reading 58% proficiency, ranked #124 of 301 in MN (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 28 active listings in the ZIP; 9 units permitted in Lac qui Parle County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($449 loan paydown + $3k appreciation (4.2% local appreciation)).
• Lac qui Parle County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1942 — 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: 1.27% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.50%
• DSCR: 1.65
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.44×
• Total profit: $26,206
• Equity at exit: $33,871

10-year hold

• IRR: 23.6%
• Equity multiple: 4.77×
• Total profit: $68,560
• Equity at exit: $56,141

Cash invested: $18,200 (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 56232

• Home prices YoY: 2.1%
• Active inventory: 28
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $823 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$62 /mo · $744/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $220

Break-even live

Break-even rent $544

Max offer price $65,000

Occupancy floor 68%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-17
   status $65,000 Pending 2 DOM
2. 2026-06-17
   days on market $65,000 Active 2 DOM
3. 2026-06-16
   remarks 692-char remark
4. 2026-06-16
   listed $65,000 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: $744 · $62/mo
• Projected year-2 tax: $744 · $62/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 ≥100°F today · 13 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: $9,872
• − Mortgage interest: −$3,641
• − Property taxes: −$744
• − Insurance: −$325
• − Repairs & maintenance: −$790
• − Management: −$790
• − Depreciation: −$1,891
• Taxable income: $1,692
• Est. tax owed @ 24.0%: −$406
• After-tax cash flow: $2,234/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: Dawson-Boyd Public School District
• NCES district ID: 2710090
• Math proficiency: 42% ▼ -17.00%
• Reading proficiency: 58% ▼ -7.00%
• Median HH income: $47,615
• Composite: 42.5/100
• National rank: #3204
• State rank: #124 of 301 in MN

Livability — Dawson

• Score: 77/100
• State rank: #145
• US rank: #3213

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: Dawson, MN
• Population (ZIP): 2,365

Population outlook (Lac qui Parle County) Hauer SSP2

• Today (2025): 6,291 people
• By 2030: 6,021 · -4.3%
• By 2040: 5,517 · -12.3%
• By 2050: 5,094 · -19.0%
• By 2075: 4,640 · -26.2%
• By 2100: 4,173 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Portuguese 41% English 3% Scottish 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Lac qui Parle

• 2024 margin: Solid R (+32.2) · D 32.9% · R 65.2% · Other 1.9%
• 2008→2024 swing: -38.2pp toward R · 2008: 5.9pp · 2024: -32.2pp
• All cycles: 2024: R+32.2 2020: R+26.8 2016: R+25.9 2012: D+0.9 2008: D+5.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.24%
• Current HPI: 210.1619
• 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

• 2026-06-15 Listed $65,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+7.1%/yr

Latest (2026): $744 · +17.0% YoY. Source: county tax records.