111 W Cabot St · Le Roy, MN 55951

$149,900

2 bd · 2.0 ba · 1,414 sqft · SingleFamily public records · 11 Days on market

Built 1920 10,454 sqft lot

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Why this score? — see what drove the D 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 +9.3/30.0
• Appreciation +8.9/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks MLS

Excellent condition in this charming 1-1/2 story with new roof, vinyl siding, newer furnace and water heater. Wonderful 3 season porch. 24x28 garage with concrete drive. Nice yard. Small town living at its Best!!!

Key facts

• Full basement
• Mature shade trees
• Enclosed front porch

Tags

• ENCLOSED FRONT PORCH
• FULL BASEMENT
• MATURE SHADE TREES
• DETACHED GARAGE
• CONCRETE DRIVEWAY
• COSMETIC IMPROVEMENTS

Property features AI

Exterior

• Parking: Detached garage with concrete surface; 1-car garage (garage dimensions 42 x 28)
• Utilities: City water connected; City sewer connected; Natural gas service
• Home design: Residential property; One-and-one-half story home; Main living and additional finished area above grade
• Construction: Block foundation; Built with vinyl siding
• Exterior features: Vinyl exterior; Lot approximately 0.24 acres (60 x 174)

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 2 bedrooms (both on upper level)
• Bathrooms: 2 full bathrooms (one main level, one upper level)
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Block foundation/basement; No built-in appliances listed
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (13.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (27.5% below list).
• Recommended offer: $109k (27.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#378 in MN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Leroy-Ostrander Public Schools (rural): math 45% / reading 60% proficiency, ranked #258 of 467 in MN (top 55%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Leroy Elementary (math 64% / reading 54%, grade B-, #216 of 857 statewide, top 29%, 120 students, 38% FRL); Leroy Secondary (math 8% / reading 32%, grade F, #421 of 471 statewide, top 90%, 138 students, 31% FRL).
• Zoned-school proficiency averages 40% at this address vs 52% district-wide (-13 pts) — the specific schools serving this property underperform the Leroy-Ostrander Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 8 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 $13k of equity ($1k loan paydown + $12k appreciation (7.9% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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 $43k; list at $150k implies a 249% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,684 (27.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.16%
• DSCR: 0.86
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 2.28×
• Total profit: $53,560
• Equity at exit: $112,679

10-year hold

• IRR: 16.5%
• Equity multiple: 4.82×
• Total profit: $160,538
• Equity at exit: $222,528

Cash invested: $41,972 (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 55951

• Home prices YoY: 2.5%
• Active inventory: 8
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,087 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$120 /mo · $1,446/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $-110

Break-even live

Break-even rent $1,227

Max offer price $130,391

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-68	+0% $-110	+5% $-153	+10% $-195
Rent	-10% $-196	-5% $-153	+0% $-110	+5% $-68	+10% $-25
Rate	-1.0pp $-35	-0.5pp $-72	base $-110	+0.5pp $-149	+1.0pp $-189

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $149,900 Active 11 DOM
2. 2026-06-21
   days on market $149,900 Active 10 DOM
3. 2026-06-18
   days on market $149,900 Active 8 DOM
4. 2026-06-17
   days on market $149,900 Active 7 DOM
5. 2026-06-16
   days on market $149,900 Active 6 DOM
6. 2026-06-15
   days on market $149,900 Active 5 DOM
7. 2026-06-13
   days on market $149,900 Active 3 DOM
8. 2026-06-12
   remarks 662-char remark
9. 2026-06-12
   listed $149,900 Active 2 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: $1,446 · $120/mo
• Projected year-2 tax: $1,562 · $130/mo
• Expected delta: +$116/yr (+$10/mo · 8.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥98°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: $13,042
• − Mortgage interest: −$8,397
• − Property taxes: −$1,446
• − Insurance: −$750
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − Depreciation: −$4,361
• Taxable loss: −$3,998
• Est. tax savings @ 24.0%: +$959
• After-tax cash flow: $-366/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: Leroy-Ostrander Public Schools
• NCES district ID: 2718060
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 60% ▲ 5.00%
• Median HH income: $49,147
• Composite: 46.66/100
• National rank: #5263
• State rank: #258 of 467 in MN

Livability — Le Roy

• Score: 69/100
• State rank: #378
• US rank: #8876

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Le Roy, MN
• Population (ZIP): 1,354

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Portuguese 20% Lithuanian 3% Iranian 2%
• Foreign-born: 3% · South Korea
• Languages at home: 97% English-only · Korean 2% German/W. Germanic 1% Spanish 1%

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: ▲ 7.88%
• Current HPI: 318.1877
• 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

+205.9% since first listed

6 events — show timeline

• 2026-06-08 Listed $149,900 NORTHSTARMLS as Distributed by MLS Grid
• 2018-12-11 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2014-03-24 Sold (MLS) $43,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-03-24 Sold (MLS) $43,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-06-06 Listed $49,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-06-06 Listed $49,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2025): $1,446 · -12.8% YoY. Source: county tax records.