213 Brown St W · Comfrey, MN 56019

$65,000

1 bd · 1.0 ba · 528 sqft · SingleFamily public records · 80 Days on market

Built 1939 7,492 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 +27.4/30.0
• Appreciation +10.0/10.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to simple, stylish living in this beautifully updated home that proves great things come in small packages! With under 600 square feet, this thoughtfully designed one bedroom, three quarter bath home offers comfort, efficiency and charm, all in one! Step inside to find a bright and refreshed interior featuring all new flooring and fresh paint throughout, creating a clean, modern feel from the moment you walk in. The updated lighting adds warmth and character, while the efficient layout makes the most of every square foot. The kitchen is both functional and inviting, complete with newer stainless steel appliances and granite counter tops that bring a sleek, contemporary touch. Whether you're cooking a quick meal or entertaining guests, this space is designed to meet your needs with ease. The bedroom provides a cozy retreat, and the three quarter bath is neatly appointed for everyday convenience. Outside, you'll appreciate the freshly painted exterior and low maintenance lifestyle this property offers. Located in a quiet, small town setting, you get the peace and privacy you're looking for but close enough to everything essential. Ideal for first time buyers, downsizers or anyone looking for an affordable, move-in-ready option - this home is ready to welcome you!

Key facts

• 7,492 sq ft lot
• Built 1939
• Listed 80 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($771 rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#583 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, health & safety D+, amenities F.
• Comfrey Public School District (rural): math 25% / reading 55% proficiency, ranked #356 of 467 in MN (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 41 units permitted in Brown County in 2024 (18 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Brown County population projected at -14% 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $38k; list at $65k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.19% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.47%
• DSCR: 1.55
• GRM: 7.0

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: 33.4%
• Equity multiple: 3.61×
• Total profit: $47,441
• Equity at exit: $58,557

10-year hold

• IRR: 28.8%
• Equity multiple: 8.15×
• Total profit: $130,220
• Equity at exit: $126,281

Cash invested: $18,200 (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 56019

• Home prices YoY: 5.6%
• Active inventory: 4
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $771 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$52 /mo · $622/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $189

Break-even live

Break-even rent $531

Max offer price $65,000

Occupancy floor 70%

Sensitivity live

Price	-10% $226	-5% $208	+0% $189	+5% $171	+10% $152
Rent	-10% $128	-5% $159	+0% $189	+5% $220	+10% $250
Rate	-1.0pp $222	-0.5pp $206	base $189	+0.5pp $172	+1.0pp $155

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-15
   statusdays on market $65,000 Pending 80 DOM
2. 2026-06-13
   days on market $65,000 Contingent - Inspection 79 DOM
3. 2026-06-12
   statusdays on market $65,000 Contingent - Inspection 78 DOM
4. 2026-06-09
   days on market $65,000 Active 75 DOM
5. 2026-06-08
   days on market $65,000 Active 74 DOM
6. 2026-06-07
   days on market $65,000 Active 73 DOM
7. 2026-06-05
   days on market $65,000 Active 71 DOM
8. 2026-06-04
   days on market $65,000 Active 69 DOM
9. 2026-06-02
   days on market $65,000 Active 68 DOM
10. 2026-06-01
    days on market $65,000 Active 67 DOM
11. 2026-05-31
    days on market $65,000 Active 66 DOM
12. 2026-05-31
    days on market $65,000 Active 65 DOM
13. 2026-03-27
    listed $65,000 Active 1290-char remark

    Show marketing remark (1289 chars)

    Welcome to simple, stylish living in this beautifully updated home that proves great things come in small packages! With under 600 square feet, this thoughtfully designed one bedroom, three quarter bath home offers comfort, efficiency and charm, all in one! Step inside to find a bright and refreshed interior featuring all new flooring and fresh paint throughout, creating a clean, modern feel from the moment you walk in. The updated lighting adds warmth and character, while the efficient layout makes the most of every square foot. The kitchen is both functional and inviting, complete with newer stainless steel appliances and granite counter tops that bring a sleek, contemporary touch. Whether you're cooking a quick meal or entertaining guests, this space is designed to meet your needs with ease. The bedroom provides a cozy retreat, and the three quarter bath is neatly appointed for everyday convenience. Outside, you'll appreciate the freshly painted exterior and low maintenance lifestyle this property offers. Located in a quiet, small town setting, you get the peace and privacy you're looking for but close enough to everything essential. Ideal for first time buyers, downsizers or anyone looking for an affordable, move-in ready option - this home is ready to welcome you!

14. 2026-03-27
    listed $65,000 Active 1289-char remark

    Show marketing remark (1289 chars)

    Welcome to simple, stylish living in this beautifully updated home that proves great things come in small packages! With under 600 square feet, this thoughtfully designed one bedroom, three quarter bath home offers comfort, efficiency and charm, all in one! Step inside to find a bright and refreshed interior featuring all new flooring and fresh paint throughout, creating a clean, modern feel from the moment you walk in. The updated lighting adds warmth and character, while the efficient layout makes the most of every square foot. The kitchen is both functional and inviting, complete with newer stainless steel appliances and granite counter tops that bring a sleek, contemporary touch. Whether you're cooking a quick meal or entertaining guests, this space is designed to meet your needs with ease. The bedroom provides a cozy retreat, and the three quarter bath is neatly appointed for everyday convenience. Outside, you'll appreciate the freshly painted exterior and low maintenance lifestyle this property offers. Located in a quiet, small town setting, you get the peace and privacy you're looking for but close enough to everything essential. Ideal for first time buyers, downsizers or anyone looking for an affordable, move-in ready option - this home is ready to welcome you!

15. 2026-03-26
    historical $65,000 1290-char remark

    Show marketing remark (1290 chars)

    Welcome to simple, stylish living in this beautifully updated home that proves great things come in small packages! With under 600 square feet, this thoughtfully designed one bedroom, three quarter bath home offers comfort, efficiency and charm, all in one! Step inside to find a bright and refreshed interior featuring all new flooring and fresh paint throughout, creating a clean, modern feel from the moment you walk in. The updated lighting adds warmth and character, while the efficient layout makes the most of every square foot. The kitchen is both functional and inviting, complete with newer stainless steel appliances and granite counter tops that bring a sleek, contemporary touch. Whether you're cooking a quick meal or entertaining guests, this space is designed to meet your needs with ease. The bedroom provides a cozy retreat, and the three quarter bath is neatly appointed for everyday convenience. Outside, you'll appreciate the freshly painted exterior and low maintenance lifestyle this property offers. Located in a quiet, small town setting, you get the peace and privacy you're looking for but close enough to everything essential. Ideal for first time buyers, downsizers or anyone looking for an affordable, move-in-ready option - this home is ready to welcome you!

16. 2026-03-25
    historical $65,000 1289-char remark

    Show marketing remark (1289 chars)

    Welcome to simple, stylish living in this beautifully updated home that proves great things come in small packages! With under 600 square feet, this thoughtfully designed one bedroom, three quarter bath home offers comfort, efficiency and charm, all in one! Step inside to find a bright and refreshed interior featuring all new flooring and fresh paint throughout, creating a clean, modern feel from the moment you walk in. The updated lighting adds warmth and character, while the efficient layout makes the most of every square foot. The kitchen is both functional and inviting, complete with newer stainless steel appliances and granite counter tops that bring a sleek, contemporary touch. Whether you're cooking a quick meal or entertaining guests, this space is designed to meet your needs with ease. The bedroom provides a cozy retreat, and the three quarter bath is neatly appointed for everyday convenience. Outside, you'll appreciate the freshly painted exterior and low maintenance lifestyle this property offers. Located in a quiet, small town setting, you get the peace and privacy you're looking for but close enough to everything essential. Ideal for first time buyers, downsizers or anyone looking for an affordable, move-in ready option - this home is ready to welcome you!

17. 2023-09-29
    soldstatus $38,500 Sold
18. 2023-09-06
    status Pending
19. 2023-08-29
    listed $41,500 Active

ⓘ 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: $622 · $52/mo
• Projected year-2 tax: $675 · $56/mo
• Expected delta: +$53/yr (+$4/mo · 8.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°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: $9,250
• − Mortgage interest: −$3,641
• − Property taxes: −$622
• − Insurance: −$325
• − Repairs & maintenance: −$740
• − Management: −$740
• − Depreciation: −$1,891
• Taxable income: $1,291
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $1,960/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: Comfrey Public School District
• NCES district ID: 2709540
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $52,708
• Composite: 37.12/100
• National rank: #9031
• State rank: #356 of 467 in MN

Livability — Comfrey

• Score: 64/100
• State rank: #583
• US rank: #13967

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Comfrey, MN
• Population (ZIP): 767

Population outlook (Brown County) Hauer SSP2

• Today (2025): 24,403 people
• By 2030: 23,790 · -2.5%
• By 2040: 22,309 · -8.6%
• By 2050: 20,948 · -14.2%
• By 2075: 19,038 · -22.0%
• By 2100: 16,658 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Portuguese 14% Lithuanian 1% Romanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Brown

• 2024 margin: Solid R (+35.2) · D 31.5% · R 66.7% · Other 1.8%
• 2008→2024 swing: -23.1pp toward R · 2008: -12.1pp · 2024: -35.2pp
• All cycles: 2024: R+35.2 2020: R+32.8 2016: R+36.2 2012: R+16.6 2008: R+12.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.98%
• Current HPI: 244.1955
• 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

+56.6% since first listed

7 events — show timeline

• 2026-03-27 Listed $65,000 RASM
• 2026-03-27 Listed $65,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-26 Coming Soon $65,000 RASM
• 2026-03-25 Coming Soon $65,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-09-29 Sold (MLS) $38,500 NORTHSTARMLS as Distributed by MLS Grid
• 2023-09-06 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-08-29 Listed $41,500 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+9.2%/yr

Latest (2025): $622 · +12.7% YoY. Source: county tax records.