734 Merrill St SW · Hutchinson, MN 55350

$314,900

4 bd · 1.0 ba · 2,589 sqft · SingleFamily public records · 10 Days on market

Built 1976 0.26 ac lot $122/sqft · 8% below area Est $372k · 15% under

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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).

• ARV discount +14.4/15.0
• Cash flow +8.7/30.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Multiple offers received. This one is an absolute dazzler! 4 bedroom 2 bath rambler. 2 stall attached garage. Gorgeous owner's suite. Ensuite bath features wave soaking tub, walk-in tiled shower, separate water closet, double vanity, & light-up mirror. Spacious family room. Built-in bookshelves & China Cupboard. Galley kitchen. Main floor laundry. Fenced-in yard corner lot.

Key facts

• Wave soaking tub
• Double vanity
• Walk-in tiled shower

Tags

• SPA-LIKE ENSUITE BATH
• WAVE SOAKING TUB
• WALK-IN TILED SHOWER
• SEPARATE WATER CLOSET
• DOUBLE VANITY
• MODERN LIGHT-UP MIRROR

Property features AI

Exterior

• Parking: Attached garage; 2-car garage (27 x 24) with 7' high by 8' wide door; Asphalt driveway
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; One level (with finished lower level); Main entry on main level
• Construction: Block construction; Roof replaced or under 8 years old; Foundation: other
• Exterior features: Corner lot with light tree coverage; Full wood fencing; Public transit within 6 blocks; City street frontage

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: 4 bedrooms total; Main level bedroom(s) and lower level bedroom(s)
• Bathrooms: 2 full bathrooms; Primary bathroom located on lower level; Main floor full bath; Bathroom ensuite and features a jetted tub
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished full basement with egress windows and sump pump; Basement includes jetted tub and separate tub & shower; Main floor primary bedroom; Eat-in kitchen and informal dining area; Main floor laundry
• Laundry & utility: Washer hookup; Gas dryer hookup; Washer and dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-267 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (26.9% below list).
• Recommended offer: $230k (26.9% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.1% in Hutchinson — 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 80/100 on livability (#72 in MN, #1,744 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Hutchinson Public School District (town): math 56% / reading 56% proficiency, ranked #62 of 301 in MN (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Hutchinson West Elementary (426 students, 42% FRL); Hutchinson Middle (math 53% / reading 59%, grade B-, #41 of 258 statewide, top 16%, 565 students, 37% FRL); Hutchinson Senior High (math 52% / reading 62%, grade C, #64 of 471 statewide, top 16%, 908 students, 31% FRL).
• Market conditions: 115 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 57 units permitted in McLeod County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• McLeod County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 25y 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.

Recommended offer $230,341 (26.9% 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 1976 — 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: 5.28%
• Cash-on-cash: -3.63%
• DSCR: 0.84
• GRM: 11.4

CMA / ARV

• ARV (median comp): $371,776
• List price: $314,900
• Delta: -13.95%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
415 Fischer St SW	0.43mi	3/2.0 (-1)	2,368 (-8%)	8mo	$239,900	$101	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -22.4%
• Equity multiple: 0.23×
• Total profit: $-68,025
• Equity at exit: $46,953

10-year hold

• IRR: -16.6%
• Equity multiple: 0.08×
• Total profit: $-81,178
• Equity at exit: $27,227

Cash invested: $88,172 (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 55350

• Home prices YoY: -30.6%
• Active inventory: 115
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,303 medium
• Mortgage (P&I): −$1,651
• Tax from tax record: −$304 /mo · $3,644/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-267

Break-even live

Break-even rent $2,641

Max offer price $267,813

Occupancy floor —

Sensitivity live

Price	-10% $-88	-5% $-177	+0% $-267	+5% $-356	+10% $-445
Rent	-10% $-449	-5% $-358	+0% $-267	+5% $-176	+10% $-85
Rate	-1.0pp $-108	-0.5pp $-186	base $-267	+0.5pp $-348	+1.0pp $-431

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1120 Lewis Ave SW Hutchinson, MN	3.0	3.0	2224	$2,495	$1.12	45d	1	0.77mi
802 Texas Ave NW Unit 800 Hutchinson, MN	4.0	2.0	2000	$2,000	$1.00	45d	1	1.09mi

Listing history 34 events

1. 2026-06-21
   status $314,900 Pending 10 DOM
2. 2026-06-18
   days on market $314,900 Contingent - Inspection 10 DOM
3. 2026-06-17
   days on market $314,900 Contingent - Inspection 9 DOM
4. 2026-06-16
   days on market $314,900 Contingent - Inspection 8 DOM
5. 2026-06-15
   days on market $314,900 Contingent - Inspection 7 DOM
6. 2026-06-13
   days on market $314,900 Contingent - Inspection 5 DOM
7. 2026-06-12
   days on market $314,900 Contingent - Inspection 4 DOM
8. 2026-06-09
   status $314,900 Contingent - Inspection 1 DOM
9. 2026-06-09
   pricedays on marketlisting id $314,900 Active 1 DOM
10. 2026-06-08
    days on market $319,900 Active 19 DOM
11. 2026-06-07
    days on market $319,900 Active 18 DOM
12. 2026-06-07
    days on market $319,900 Active 17 DOM
13. 2026-06-04
    days on market $319,900 Active 14 DOM
14. 2026-06-02
    days on market $319,900 Active 13 DOM
15. 2026-06-01
    price $319,900 Active 12 DOM
16. 2026-06-01
    days on market $324,900 Active 12 DOM
17. 2026-05-31
    days on market $324,900 Active 11 DOM
18. 2026-05-31
    days on market $324,900 Active 10 DOM
19. 2026-05-01
    historical $324,900 886-char remark
20. 2023-03-31
    soldstatus $295,000 Sold 385-char remark

    Show marketing remark (385 chars)

    Multiple offers received. This one is an absolute dazzler! 4 bedroom 2 bath rambler. 2 stall attached garage. Gorgeous owner's suite. Ensuite bath features wave soaking tub, walk-in tiled shower, separate water closet, double vanity, & light-up mirror. Spacious family room. Built-in bookshelves & China Cupboard. Galley kitchen. Main floor laundry. Fenced-in yard corner lot.

21. 2023-03-29
    soldstatus $295,000
22. 2023-03-03
    status Pending 385-char remark

    Show marketing remark (385 chars)

    Multiple offers received. This one is an absolute dazzler! 4 bedroom 2 bath rambler. 2 stall attached garage. Gorgeous owner's suite. Ensuite bath features wave soaking tub, walk-in tiled shower, separate water closet, double vanity, & light-up mirror. Spacious family room. Built-in bookshelves & China Cupboard. Galley kitchen. Main floor laundry. Fenced-in yard corner lot.

23. 2023-02-20
    price $295,000 385-char remark

    Show marketing remark (385 chars)

    Multiple offers received. This one is an absolute dazzler! 4 bedroom 2 bath rambler. 2 stall attached garage. Gorgeous owner's suite. Ensuite bath features wave soaking tub, walk-in tiled shower, separate water closet, double vanity, & light-up mirror. Spacious family room. Built-in bookshelves & China Cupboard. Galley kitchen. Main floor laundry. Fenced-in yard corner lot.

24. 2023-02-20
    historical Contingent - Inspection 385-char remark

    Show marketing remark (385 chars)

    Multiple offers received. This one is an absolute dazzler! 4 bedroom 2 bath rambler. 2 stall attached garage. Gorgeous owner's suite. Ensuite bath features wave soaking tub, walk-in tiled shower, separate water closet, double vanity, & light-up mirror. Spacious family room. Built-in bookshelves & China Cupboard. Galley kitchen. Main floor laundry. Fenced-in yard corner lot.

25. 2023-02-18
    listed $285,000 Active 385-char remark

    Show marketing remark (385 chars)

    Multiple offers received. This one is an absolute dazzler! 4 bedroom 2 bath rambler. 2 stall attached garage. Gorgeous owner's suite. Ensuite bath features wave soaking tub, walk-in tiled shower, separate water closet, double vanity, & light-up mirror. Spacious family room. Built-in bookshelves & China Cupboard. Galley kitchen. Main floor laundry. Fenced-in yard corner lot.

26. 2023-02-13
    historical $285,000 385-char remark

    Show marketing remark (385 chars)

    Multiple offers received. This one is an absolute dazzler! 4 bedroom 2 bath rambler. 2 stall attached garage. Gorgeous owner's suite. Ensuite bath features wave soaking tub, walk-in tiled shower, separate water closet, double vanity, & light-up mirror. Spacious family room. Built-in bookshelves & China Cupboard. Galley kitchen. Main floor laundry. Fenced-in yard corner lot.

27. 2012-03-30
    soldstatus $120,000
28. 2012-02-25
    historical
29. 2012-02-01
    listed $127,000
30. 2011-10-03
    historical
31. 2010-12-07
    listed $115,000
32. 2001-06-15
    soldstatus $121,000
33. 2001-04-27
    historical
34. 2001-04-22
    listed $122,500

ⓘ 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: $3,644 · $304/mo
• Projected year-2 tax: $3,644 · $304/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 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: $27,641
• − Mortgage interest: −$17,639
• − Property taxes: −$3,644
• − Insurance: −$1,574
• − Repairs & maintenance: −$2,211
• − Management: −$2,211
• − Depreciation: −$9,161
• Taxable loss: −$8,800
• Est. tax savings @ 24.0%: +$2,112
• After-tax cash flow: $-1,087/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: Hutchinson Public School District
• NCES district ID: 2714970
• Math proficiency: 56% ▼ -9.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $56,261
• Composite: 48.36/100
• National rank: #2143
• State rank: #62 of 301 in MN

Livability — Hutchinson

• Score: 80/100
• State rank: #72
• US rank: #1744

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hutchinson, MN
• City population: 18,567
• Population (ZIP): 18,567

Population outlook (McLeod County) Hauer SSP2

• Today (2025): 34,517 people
• By 2030: 33,442 · -3.1%
• By 2040: 30,815 · -10.7%
• By 2050: 27,695 · -19.8%
• By 2075: 21,923 · -36.5%
• By 2100: 17,237 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Portuguese 13% Romanian 4% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · McLeod

• 2024 margin: Solid R (+38.0) · D 30.2% · R 68.1% · Other 1.7%
• 2008→2024 swing: -19.6pp toward R · 2008: -18.3pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+36.2 2016: R+38.4 2012: R+22.2 2008: R+18.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.48%
• Current HPI: 203.0298
• 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

+157.1% since first listed

21 events — show timeline

• 2026-06-09 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-08 Listed $314,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-01 Price Changed $319,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-21 Listed $324,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2023-03-31 Sold (MLS) $295,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-03-29 Sold (Public Records) $295,000 Public Records
• 2023-03-03 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-02-20 Price Changed $295,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-02-20 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2023-02-18 Listed $285,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-02-13 Coming Soon $285,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-03-30 Sold (MLS) $120,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-02-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-02-01 Listed $127,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-10-03 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-12-07 Listed $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 2001-06-15 Sold (MLS) $121,000 NORTHSTARMLS as Distributed by MLS Grid
• 2001-04-27 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2001-04-22 Listed $122,500 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2026): $3,644 · -0.5% YoY. Source: county tax records.