109 3rd Ave N · Brownton, MN 55312

$45,000

4 bd · 2.0 ba · 946 sqft · SingleFamily public records · 9 Days on market

Built 1918 0.28 ac lot

---

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
• Appreciation +7.2/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is your chance to own a great home at a great price. This property offers comfort, convenience, and value, featuring 3 bedrooms, 2 bathrooms, and a 2-car garage. Don’t miss out! Buyers and agents to verify measurements.

Key facts

• Buildable lot
• Detached garage
• 0.28 acre lot

Tags

• BUILDABLE LOT
• DETACHED GARAGE
• ESTABLISHED NEIGHBORHOOD

Property features AI

Exterior

• Parking: Detached or attached 2-car garage (2 garage spaces)
• Utilities: City water; City sewer; Propane fuel
• Home design: Residential property; Two levels
• Construction: Foundation described as other; Foundation area approximately 2,592
• Exterior features: Metal and vinyl exterior; Corner lot

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Four bedrooms total; Primary and additional bedrooms on the upper level
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Hot water heating; Window air conditioning units
• Interior features: Bonus room on the main level; Dining room on the main level; Family room on the main level; Living room on the main level; Basement: none

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).

Location & tenants

• Location reads 73/100 on livability (#237 in MN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Glencoe-Silver Lake School District (town): math 40% / reading 44% proficiency, ranked #200 of 301 in MN (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 57 units permitted in McLeod County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($311 loan paydown + $2k appreciation (4.4% local appreciation)).
• McLeod County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 23y 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.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,000

Questions for the listing agent

1. Built in 1918 — 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 F-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. 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: 2.47% ✓
• Cap rate: 21.43%
• Cash-on-cash: 54.08%
• DSCR: 3.41
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 60.7%
• Equity multiple: 4.57×
• Total profit: $45,018
• Equity at exit: $23,868

10-year hold

• IRR: 59.0%
• Equity multiple: 9.38×
• Total profit: $105,643
• Equity at exit: $39,903

Cash invested: $12,600 (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 55312

• Home prices YoY: 1.8%
• Active inventory: 11
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,112 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $568

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 44%

Sensitivity live

Price	-10% $599	-5% $583	+0% $568	+5% $552	+10% $537
Rent	-10% $480	-5% $524	+0% $568	+5% $612	+10% $656
Rate	-1.0pp $590	-0.5pp $579	base $568	+0.5pp $556	+1.0pp $544

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   statusdays on market $45,000 Pending 9 DOM
2. 2026-06-18
   days on market $45,000 Active 8 DOM
3. 2026-06-17
   days on market $45,000 Active 7 DOM
4. 2026-06-16
   days on market $45,000 Active 6 DOM
5. 2026-06-15
   days on market $45,000 Active 5 DOM
6. 2026-06-13
   days on market $45,000 Active 3 DOM
7. 2026-06-12
   remarks 445-char remark
8. 2026-06-12
   listed $45,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $13,349
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$1,309
• Taxable income: $6,483
• Est. tax owed @ 24.0%: −$1,556
• After-tax cash flow: $5,258/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: Glencoe-Silver Lake School District
• NCES district ID: 2700128
• Math proficiency: 40% ▼ -14.00%
• Reading proficiency: 44% ▼ -16.00%
• Median HH income: $57,999
• Composite: 36.91/100
• National rank: #4540
• State rank: #200 of 301 in MN

Livability — Brownton

• Score: 73/100
• State rank: #237
• US rank: #5077

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brownton, MN
• Population (ZIP): 1,412

Population outlook (McLeod County) Hauer SSP2

• Today (2025): 34,517 people
• By 2030: 33,442 · -3.1%
• By 2040: 30,815 · -10.7%
• By 2050: 27,695 · -19.8%
• By 2075: 21,923 · -36.5%
• By 2100: 17,237 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Portuguese 8% Romanian 3% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · McLeod

• 2024 margin: Solid R (+38.0) · D 30.2% · R 68.1% · Other 1.7%
• 2008→2024 swing: -19.6pp toward R · 2008: -18.3pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+36.2 2016: R+38.4 2012: R+22.2 2008: R+18.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.40%
• Current HPI: 248.7082
• 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

-65.1% since first listed

14 events — show timeline

• 2026-06-10 Listed $45,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-05-29 Sold (MLS) $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-05-20 Sold (Public Records) $189,900 Public Records
• 2025-05-13 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-05-05 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2025-04-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-04-24 Listed $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-04-23 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2025-03-12 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-03-05 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2025-02-25 Listed $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-09-30 Sold (MLS) $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-08-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-04-04 Listed $128,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2026): $3,134 · -1.3% YoY. Source: county tax records.