305 Aurora Ave · Lowry, MN 56349

$75,000

2 bd · 1.5 ba · 884 sqft · Other public records · 35 Days on market

Built 1904

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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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Appreciation +6.7/10.0
• Schools +4.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Turn of the century home on a double lot features a 24x26 garage & fenced yard. Home is clean & spacous with main floor BR & laundry. UL could be three BR's. New windows & roof in '09.It wouldn't take much to make this a real charmer. Heat avg. 87 per/mo.

Key facts

• Finished kitchen
• Fenced yard
• Double lot

Tags

• DOUBLE LOT
• FENCED YARD
• NEW WINDOWS
• NEW ROOF
• FINISHED KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($902 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#411 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: crime C-, schools D+, health & safety D+.
• Minnewaska School District (rural): math 55% / reading 51% proficiency, ranked #87 of 301 in MN (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP; 41 units permitted in Pope County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $3k appreciation (3.4% local appreciation)).
• Pope County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y 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 $50k; list at $75k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1904 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.06%
• DSCR: 1.40
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 1.99×
• Total profit: $20,795
• Equity at exit: $35,449

10-year hold

• IRR: 18.2%
• Equity multiple: 3.76×
• Total profit: $57,953
• Equity at exit: $56,012

Cash invested: $21,000 (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 56349

• Home prices YoY: 2.1%
• Active inventory: 5
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $902 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$129 /mo · $1,552/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $159

Break-even live

Break-even rent $701

Max offer price $75,000

Occupancy floor 77%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $75,000 Active 35 DOM
2. 2026-06-18
   days on market $75,000 Active 34 DOM
3. 2026-06-17
   days on market $75,000 Active 33 DOM
4. 2026-06-16
   days on market $75,000 Active 32 DOM
5. 2026-06-15
   days on market $75,000 Active 31 DOM
6. 2026-06-14
   days on market $75,000 Active 29 DOM
7. 2026-06-12
   days on market $75,000 Active 28 DOM
8. 2026-06-09
   days on market $75,000 Active 25 DOM
9. 2026-06-08
   days on market $75,000 Active 24 DOM
10. 2026-06-07
    days on market $75,000 Active 23 DOM
11. 2026-06-07
    days on market $75,000 Active 22 DOM
12. 2026-06-03
    days on market $75,000 Active 19 DOM
13. 2026-06-02
    days on market $75,000 Active 18 DOM
14. 2026-06-01
    days on market $75,000 Active 17 DOM
15. 2026-05-31
    days on market $75,000 Active 16 DOM
16. 2026-05-30
    days on market $75,000 Active 15 DOM
17. 2026-05-16
    listed $75,000 Active 377-char remark
18. 2021-08-09
    soldstatus $49,864
19. 2012-03-26
    soldstatus $61,600
20. 2012-03-23
    soldstatus $61,500 271-char remark

    Show marketing remark (279 chars)

    Turn of the century home on a double lot features a 24x26 garage & fenced yard. Home is clean & spacous with main floor BR & laundry. UL could be three BR's. New windows & roof in '09.It wouldn't take much to make this a real charmer. Heat avg. 87 per/mo.

21. 2012-03-23
    soldstatus $61,500

    Show marketing remark (279 chars)

    Turn of the century home on a double lot features a 24x26 garage & fenced yard. Home is clean & spacous with main floor BR & laundry. UL could be three BR's. New windows & roof in '09.It wouldn't take much to make this a real charmer. Heat avg. 87 per/mo.

22. 2011-08-17
    historical
23. 2011-01-07
    listed $69,000

    Show marketing remark (271 chars)

    Turn of the century home on a double lot features a 24x26 garage & fenced yard. Home is clean & spacous with main floor BR & laundry. UL could be three BR's. New windows & roof in '09.It wouldn't take much to make this a real charmer. Heat avg. 87 per/mo.

24. 2011-01-07
    listed $69,000

    Show marketing remark (271 chars)

    Turn of the century home on a double lot features a 24x26 garage & fenced yard. Home is clean & spacous with main floor BR & laundry. UL could be three BR's. New windows & roof in '09.It wouldn't take much to make this a real charmer. Heat avg. 87 per/mo.

25. 2011-01-07
    listed $69,000 271-char remark

    Show marketing remark (271 chars)

    Turn of the century home on a double lot features a 24x26 garage & fenced yard. Home is clean & spacous with main floor BR & laundry. UL could be three BR's. New windows & roof in '09.It wouldn't take much to make this a real charmer. Heat avg. 87 per/mo.

26. 2005-11-06
    historical
27. 2005-05-04
    listed $108,900
28. 2005-05-04
    listed $105,900
29. 1999-07-01
    soldstatus $55,000
30. 1999-04-06
    listed $55,000

ⓘ 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: $1,552 · $129/mo
• Projected year-2 tax: $1,552 · $129/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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,823
• − Mortgage interest: −$4,201
• − Property taxes: −$1,552
• − Insurance: −$375
• − Repairs & maintenance: −$866
• − Management: −$866
• − Depreciation: −$2,182
• Taxable income: $781
• Est. tax owed @ 24.0%: −$188
• After-tax cash flow: $1,716/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: Minnewaska School District
• NCES district ID: 2700019
• Math proficiency: 55% ▼ -6.00%
• Reading proficiency: 51% ▼ -10.00%
• Median HH income: $51,589
• Composite: 45.45/100
• National rank: #2617
• State rank: #87 of 301 in MN

Livability — Lowry

• Score: 68/100
• State rank: #411
• US rank: #9622

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lowry, MN
• Population (ZIP): 804

Population outlook (Pope County) Hauer SSP2

• Today (2025): 10,898 people
• By 2030: 10,765 · -1.2%
• By 2040: 10,369 · -4.9%
• By 2050: 9,818 · -9.9%
• By 2075: 8,532 · -21.7%
• By 2100: 6,700 · -38.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Portuguese 26% Romanian 2% Italian 2%
• Foreign-born: 0%

Political lean MEDSL · Pope

• 2024 margin: Solid R (+31.7) · D 33.4% · R 65.0% · Other 1.6%
• 2008→2024 swing: -35.5pp toward R · 2008: 3.8pp · 2024: -31.7pp
• All cycles: 2024: R+31.7 2020: R+27.6 2016: R+26.8 2012: R+2.6 2008: D+3.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.41%
• Current HPI: 162.234
• 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

+36.4% since first listed

14 events — show timeline

• 2026-05-16 Listed $75,000 FSBO.com
• 2021-08-09 Sold (Public Records) $49,864 Public Records
• 2012-03-26 Sold (Public Records) $61,600 Public Records
• 2012-03-23 Sold (MLS) $61,500 NORTHSTARMLS as Distributed by MLS Grid
• 2012-03-23 Sold (MLS) $61,500 NORTHSTARMLS as Distributed by MLS Grid
• 2011-08-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-01-07 Listed $69,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-01-07 Listed $69,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-01-07 Listed $69,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-11-06 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-05-04 Listed $108,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-05-04 Listed $105,900 NORTHSTARMLS as Distributed by MLS Grid
• 1999-07-01 Sold (MLS) $55,000 NORTHSTARMLS as Distributed by MLS Grid
• 1999-04-06 Listed $55,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2026): $1,552 · +5.4% YoY. Source: county tax records.