206 SW 7th St · Brainerd, MN 56401

$102,000

1 bd · 1.0 ba · 480 sqft · SingleFamily public records · 58 Days on market

Built 1908 10,454 sqft lot

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Why this score? — see what drove the C- 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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.7/10.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a very clean one bedroom home. Perfect for yourself or as an investment property. Well maintained with maintenance-free siding.

Key facts

• 0.24 acre lot
• Built 1908
• Listed 57 days

Property features AI

Finance

• Financial info: Annual tax information not included per instructions

Exterior

• Parking: Driveway with non-standard/other surface
• Utilities: City water (connected); City sewer (connected); Electric with fuses; Natural gas
• Home design: Residential property; One-level home; Entry/facing information not provided
• Construction: Asphalt roof; Foundation dimensions about 20 x 24; Foundation area about 480
• Exterior features: Vinyl exterior; Lot approximately 0.24 acres (75 x 135)

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No central air
• Interior features: Partial basement; Main floor full bathroom

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (3.3% below list).
• Recommended offer: $99k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 3.2% in Brainerd — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#272 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Brainerd Public School District (town): math 49% / reading 58% proficiency, ranked #85 of 301 in MN (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 408 active listings in the ZIP; 420 units permitted in Crow Wing County in 2024 (17 in 5+ unit buildings).
• This rent is only 16% of the median local income ($73k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $705 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Crow Wing County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $39k; list at $102k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,606 (3.3% below list)

Questions for the listing agent

1. It's been on market 58 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 1908 — 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. 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: 0.97% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.16%
• DSCR: 1.23
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.3%
• Equity multiple: 0.69×
• Total profit: $-8,715
• Equity at exit: $15,209

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $2,431
• Equity at exit: $8,819

Cash invested: $28,560 (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 56401

• Active inventory: 408
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $986 medium
• Mortgage (P&I): −$535
• Tax from tax record: −$79 /mo · $944/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $123

Break-even live

Break-even rent $830

Max offer price $102,000

Occupancy floor 83%

Sensitivity live

Price	-10% $181	-5% $152	+0% $123	+5% $94	+10% $65
Rent	-10% $45	-5% $84	+0% $123	+5% $162	+10% $201
Rate	-1.0pp $174	-0.5pp $149	base $123	+0.5pp $96	+1.0pp $70

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $102,000 Active 58 DOM
2. 2026-06-19
   days on market $102,000 Active 56 DOM
3. 2026-06-18
   days on market $102,000 Active 55 DOM
4. 2026-06-17
   days on market $102,000 Active 54 DOM
5. 2026-06-16
   days on market $102,000 Active 53 DOM
6. 2026-06-15
   days on market $102,000 Active 52 DOM
7. 2026-06-14
   days on market $102,000 Active 50 DOM
8. 2026-06-12
   days on market $102,000 Active 49 DOM
9. 2026-06-09
   days on market $102,000 Active 46 DOM
10. 2026-06-08
    days on market $102,000 Active 45 DOM
11. 2026-06-07
    days on market $102,000 Active 44 DOM
12. 2026-06-05
    days on market $102,000 Active 41 DOM
13. 2026-06-02
    days on market $102,000 Active 39 DOM
14. 2026-06-01
    days on market $102,000 Active 38 DOM
15. 2026-05-31
    days on market $102,000 Active 37 DOM
16. 2026-05-30
    days on market $102,000 Active 36 DOM
17. 2026-04-24
    listed $102,000 Active 144-char remark
18. 2015-10-19
    soldstatus $39,000
19. 2014-12-19
    soldstatus $34,900 Sold 137-char remark

    Show marketing remark (135 chars)

    This is a very clean one bedroom home. Perfect for yourself or as an investment property. Well maintained with maintenance-free siding.

20. 2014-12-19
    soldstatus $34,900

    Show marketing remark (135 chars)

    This is a very clean one bedroom home. Perfect for yourself or as an investment property. Well maintained with maintenance-free siding.

21. 2014-12-19
    soldstatus $34,900

    Show marketing remark (135 chars)

    This is a very clean one bedroom home. Perfect for yourself or as an investment property. Well maintained with maintenance-free siding.

22. 2014-12-19
    soldstatus $34,900

    Show marketing remark (135 chars)

    This is a very clean one bedroom home. Perfect for yourself or as an investment property. Well maintained with maintenance-free siding.

23. 2014-10-09
    status Pending 137-char remark

    Show marketing remark (137 chars)

    This is a very clean one bedroom home. Perfect for yourself or as an investment property. Well maintained with maintenance-free siding.

24. 2014-10-08
    price $34,900 137-char remark

    Show marketing remark (137 chars)

    This is a very clean one bedroom home. Perfect for yourself or as an investment property. Well maintained with maintenance-free siding.

25. 2014-09-09
    price $39,900 137-char remark

    Show marketing remark (137 chars)

    This is a very clean one bedroom home. Perfect for yourself or as an investment property. Well maintained with maintenance-free siding.

26. 2014-07-25
    listed $44,900 Active 137-char remark

    Show marketing remark (137 chars)

    This is a very clean one bedroom home. Perfect for yourself or as an investment property. Well maintained with maintenance-free siding.

27. 2014-07-24
    listed $34,900

    Show marketing remark (135 chars)

    This is a very clean one bedroom home. Perfect for yourself or as an investment property. Well maintained with maintenance-free siding.

28. 2014-07-24
    listed $34,900

    Show marketing remark (135 chars)

    This is a very clean one bedroom home. Perfect for yourself or as an investment property. Well maintained with maintenance-free siding.

ⓘ 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: $944 · $79/mo
• Projected year-2 tax: $1,043 · $87/mo
• Expected delta: +$99/yr (+$8/mo · 10.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥94°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,833
• − Mortgage interest: −$5,714
• − Property taxes: −$944
• − Insurance: −$510
• − Repairs & maintenance: −$947
• − Management: −$947
• − Depreciation: −$2,967
• Taxable loss: −$195
• Est. tax savings @ 24.0%: +$47
• After-tax cash flow: $1,522/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: Brainerd Public School District
• NCES district ID: 2706090
• Math proficiency: 49% ▼ -13.00%
• Reading proficiency: 58% ▼ -9.00%
• Median HH income: $49,059
• Composite: 45.57/100
• National rank: #2596
• State rank: #85 of 301 in MN

Livability — Brainerd

• Score: 72/100
• State rank: #272
• US rank: #5889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brainerd, MN
• County: Crow Wing County · 40,773 people
• City population: 31,841
• Metro: Brainerd, MN
• Population (ZIP): 31,841
• Household income: $73,128
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 454.0

Population outlook (Crow Wing County) Hauer SSP2

• Today (2025): 64,187 people
• By 2030: 64,057 · -0.2%
• By 2040: 62,470 · -2.7%
• By 2050: 59,064 · -8.0%
• By 2075: 48,738 · -24.1%
• By 2100: 36,112 · -43.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 2% Hispanic / Latino 2% Native American 1%
• Common ancestry: Portuguese 12% Romanian 6% Lithuanian 5%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Crow Wing

• 2024 margin: Solid R (+31.4) · D 33.6% · R 65.0% · Other 1.5%
• 2008→2024 swing: -23.7pp toward R · 2008: -7.7pp · 2024: -31.4pp
• All cycles: 2024: R+31.4 2020: R+29.7 2016: R+31.8 2012: R+13.4 2008: R+7.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -226.09%
• Current HPI: 220.3299
• Rent YoY: —
• Metro: Brainerd, MN
• 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

+192.3% since first listed

12 events — show timeline

• 2026-04-24 Listed $102,000 NORTHSTARMLS as Distributed by MLS Grid
• 2015-10-19 Sold (Public Records) $39,000 Public Records
• 2014-12-19 Sold (Public Records) $34,900 Public Records
• 2014-12-19 Sold (MLS) $34,900 LSAR
• 2014-12-19 Sold (MLS) $34,900 RASM
• 2014-12-19 Sold (MLS) $34,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-10-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2014-10-08 Price Changed $34,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-09-09 Price Changed $39,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-07-25 Listed $44,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-07-24 Listed $34,900 LSAR
• 2014-07-24 Listed $34,900 RASM

Property tax history

+6.2%/yr

Latest (2026): $944 · +7.5% YoY. Source: county tax records.