122 Carimona St W · Wykoff, MN 55990

$115,000

3 bd · 1.0 ba · 1,474 sqft · SingleFamily public records · 3 Days on market

Built 1870 9,147 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 +24.9/30.0
• DSCR +8.1/10.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +3.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable and adorable four bedroom home which features original woodwork, crown molding, paneled doors. New electric, siding, windows and shingles. Interior totally redone.

Key facts

• Spacious yard
• Main floor laundry
• Newer floors

Tags

• NEWER FLOORS
• MAIN FLOOR LAUNDRY
• SPACIOUS YARD
• CORNER LOT

Property features AI

Exterior

• Parking: Driveway with non-paved surface; Attached garage approximately 20x18 (360 sq ft)
• Utilities: City water; City sewer; Natural gas; Electric service with circuit breakers (Minnesota Energy Resources)
• Home design: Residential property; Two levels; Entry on main level
• Construction: Frame construction; Stone foundation; Asphalt shingle roof (over 8 years old); Built with foundation area ~840 and foundation dimensions ~28x30
• Exterior features: Front porch; Vinyl exterior; Corner lot with public road maintenance

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 4 bedrooms (three on upper level, one on main level/office convertible)
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Forced air heating; No central air
• Interior features: Separate/formal dining room; Partial unfinished basement
• Laundry & utility: Washer and dryer (main level laundry); Forced air heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).

Location & tenants

• Location reads 66/100 on livability (#492 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D+, amenities F, commute F.
• Kingsland Public School District (rural): math 34% / reading 56% proficiency, ranked #178 of 301 in MN (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 65 units permitted in Fillmore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($795 loan paydown + $7k appreciation (5.9% local appreciation)).
• Fillmore County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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 $66k; list at $115k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1870 — 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. 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?
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.21%
• DSCR: 1.41
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 2.49×
• Total profit: $48,065
• Equity at exit: $71,367

10-year hold

• IRR: 21.6%
• Equity multiple: 5.02×
• Total profit: $129,295
• Equity at exit: $128,627

Cash invested: $32,200 (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 55990

• Home prices YoY: 2.5%
• Active inventory: 8
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,279 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$112 /mo · $1,346/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $247

Break-even live

Break-even rent $966

Max offer price $115,000

Occupancy floor 76%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-02
   status $115,000 Pending 3 DOM
2. 2026-06-01
   days on market $115,000 Active 3 DOM
3. 2026-05-31
   days on market $115,000 Active 2 DOM
4. 2026-05-29
   listed $115,000 Active
5. 2008-01-25
   soldstatus $66,500 174-char remark

   Show marketing remark (255 chars)

   Affordable and adorable four bedroom home which features original woodwork, crown molding, paneled doors, new electric, siding, windows and shingles. Interior totally redone with new bath, main floor laundry, new flooring and freshly painted throughout. V

6. 2008-01-25
   soldstatus $66,500

   Show marketing remark (255 chars)

   Affordable and adorable four bedroom home which features original woodwork, crown molding, paneled doors, new electric, siding, windows and shingles. Interior totally redone with new bath, main floor laundry, new flooring and freshly painted throughout. V

7. 2008-01-25
   soldstatus $66,500 255-char remark

   Show marketing remark (255 chars)

   Affordable and adorable four bedroom home which features original woodwork, crown molding, paneled doors, new electric, siding, windows and shingles. Interior totally redone with new bath, main floor laundry, new flooring and freshly painted throughout. V

8. 2008-01-14
   historical 174-char remark

   Show marketing remark (174 chars)

   Affordable and adorable four bedroom home which features original woodwork, crown molding, paneled doors. New electric, siding, windows and shingles. Interior totally redone.

9. 2007-11-15
   listed $74,900 174-char remark

   Show marketing remark (174 chars)

   Affordable and adorable four bedroom home which features original woodwork, crown molding, paneled doors. New electric, siding, windows and shingles. Interior totally redone.

10. 2007-03-27
    listed $74,900 255-char remark

    Show marketing remark (255 chars)

    Affordable and adorable four bedroom home which features original woodwork, crown molding, paneled doors, new electric, siding, windows and shingles. Interior totally redone with new bath, main floor laundry, new flooring and freshly painted throughout. V

11. 2006-07-11
    soldstatus $31,000
12. 2006-06-20
    soldstatus $31,000
13. 2006-05-05
    historical
14. 2006-04-26
    listed $36,750

ⓘ 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: $1,346 · $112/mo
• Projected year-2 tax: $1,346 · $112/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 1/10 Low 7 d/yr ≥97°F today · 15 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: $15,345
• − Mortgage interest: −$6,442
• − Property taxes: −$1,346
• − Insurance: −$575
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$3,345
• Taxable income: $1,181
• Est. tax owed @ 24.0%: −$284
• After-tax cash flow: $2,681/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: Kingsland Public School District
• NCES district ID: 2700007
• Math proficiency: 34% ▼ -14.00%
• Reading proficiency: 56% ▼ -6.00%
• Median HH income: $51,955
• Composite: 38.74/100
• National rank: #4126
• State rank: #178 of 301 in MN

Livability — Wykoff

• Score: 66/100
• State rank: #492
• US rank: #11898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wykoff, MN
• Population (ZIP): 895

Population outlook (Fillmore County) Hauer SSP2

• Today (2025): 20,318 people
• By 2030: 19,765 · -2.7%
• By 2040: 18,559 · -8.7%
• By 2050: 17,194 · -15.4%
• By 2075: 14,253 · -29.9%
• By 2100: 10,645 · -47.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5%
• Common ancestry: Portuguese 24% Iranian 6% Slovak 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fillmore

• 2024 margin: Strong R (+25.5) · D 36.4% · R 61.9% · Other 1.7%
• 2008→2024 swing: -33.8pp toward R · 2008: 8.3pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.7 2016: R+21.9 2012: D+7.4 2008: D+8.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.87%
• Current HPI: 244.4669
• 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

+212.9% since first listed

11 events — show timeline

• 2026-05-29 Listed $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-01-25 Sold (Public Records) $66,500 Public Records
• 2008-01-25 Sold (MLS) $66,500 NORTHSTARMLS as Distributed by MLS Grid
• 2008-01-25 Sold (MLS) $66,500 NORTHSTARMLS as Distributed by MLS Grid
• 2008-01-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-11-15 Listed $74,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-03-27 Listed $74,900 NORTHSTARMLS as Distributed by MLS Grid
• 2006-07-11 Sold (MLS) $31,000 NORTHSTARMLS as Distributed by MLS Grid
• 2006-06-20 Sold (Public Records) $31,000 Public Records
• 2006-05-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-04-26 Listed $36,750 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+8.4%/yr

Latest (2025): $1,346 · +24.2% YoY. Source: county tax records.