2143 270th Ave · Nashville, MN 56088

$59,900

5 bd · 2.0 ba · 2,420 sqft · SingleFamily public records · 17 Days on market

Built 1911 4.64 ac 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this charming home nestled on a spacious lot in Truman, MN. This property boasts a comfortable layout with multiple bedrooms and bathrooms, appropriate for various living arrangements. The interior features a living space, kitchen, and ample storage areas. Enjoy the serene outdoor environment with mature trees and room for gardening or recreation. A wonderful opportunity to own a piece of tranquility in a welcoming community. Don't miss the chance to see this inviting home!

Key facts

• Spacious lot
• Room for gardening
• Mature trees

Tags

• SPACIOUS LOT
• MATURE TREES
• ROOM FOR GARDENING
• SERENE OUTDOOR ENVIRONMENT

Property features AI

Finance

• Other: Lot about 4.64 acres; Lot dimensions approximately 60 x 100; Total living area reported as 4,840 square feet; Main level finished area reported as 790
• Financial info: $1,130 annual tax (2025)

Exterior

• Parking: Open parking
• Utilities: Natural gas fuel; Water: other; Sewer: other
• Home design: Residential property; Two levels; Stone foundation
• Construction: Foundation area approximately 2,420; Above- and below-grade finished areas reported
• Exterior features: Wood exterior; No pool

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 5 bedrooms (including multiple labeled bedrooms)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Basement (other); Accessibility features (other)

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $733 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Truman Public School District (rural): math 30% / reading 55% proficiency, ranked #343 of 467 in MN (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP; 19 units permitted in Martin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($414 loan paydown + $6k appreciation (10.0% local appreciation)).
• Martin County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Built in 1911 — 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: 2.46% ✓
• Cap rate: 20.97%
• Cash-on-cash: 52.43%
• DSCR: 3.33
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 65.7%
• Equity multiple: 5.73×
• Total profit: $79,333
• Equity at exit: $53,963

10-year hold

• IRR: 59.3%
• Equity multiple: 12.74×
• Total profit: $196,984
• Equity at exit: $116,373

Cash invested: $16,772 (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 56088

• Home prices YoY: 6.4%
• Active inventory: 16
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,476 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$94 /mo · $1,130/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $733

Break-even live

Break-even rent $548

Max offer price $59,900

Occupancy floor 45%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $59,900 Active 17 DOM
2. 2026-06-17
   days on market $59,900 Active 16 DOM
3. 2026-06-16
   days on market $59,900 Active 15 DOM
4. 2026-06-15
   days on market $59,900 Active 14 DOM
5. 2026-06-13
   days on market $59,900 Active 12 DOM
6. 2026-06-12
   days on market $59,900 Active 11 DOM
7. 2026-06-09
   days on market $59,900 Active 8 DOM
8. 2026-06-08
   days on market $59,900 Active 7 DOM
9. 2026-06-07
   days on market $59,900 Active 6 DOM
10. 2026-06-05
    days on market $59,900 Active 4 DOM
11. 2026-06-04
    days on market $59,900 Active 2 DOM
12. 2026-06-01
    remarks 489-char remark
13. 2026-06-01
    listed $59,900 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: $1,130 · $94/mo
• Projected year-2 tax: $1,130 · $94/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 · 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,713
• − Mortgage interest: −$3,355
• − Property taxes: −$1,130
• − Insurance: −$300
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$1,743
• Taxable income: $8,351
• Est. tax owed @ 24.0%: −$2,004
• After-tax cash flow: $6,790/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: Truman Public School District
• NCES district ID: 2740680
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 55% ▲ 10.00%
• Median HH income: $51,077
• Composite: 38.94/100
• National rank: #8312
• State rank: #343 of 467 in MN

Livability — Nashville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,063

Population outlook (Martin County) Hauer SSP2

• Today (2025): 18,583 people
• By 2030: 17,814 · -4.1%
• By 2040: 16,312 · -12.2%
• By 2050: 15,021 · -19.2%
• By 2075: 13,025 · -29.9%
• By 2100: 11,311 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Portuguese 9% Romanian 5% Scottish 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Other Indo-European 3% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Martin

• 2024 margin: Solid R (+39.7) · D 29.5% · R 69.1% · Other 1.4%
• 2008→2024 swing: -24.4pp toward R · 2008: -15.2pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+37.9 2016: R+41.4 2012: R+23.8 2008: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.26%
• Current HPI: 271.5076
• 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

-0.2% since first listed

4 events — show timeline

• 2026-06-01 Listed $59,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-01-17 Sold (Public Records) $90,000 Public Records
• 2007-10-17 Sold (Public Records) $60,000 Public Records
• 2007-05-04 Sold (Public Records) $60,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,130 · +9.3% YoY. Source: county tax records.