621 10th Ave · Clarkfield, MN 56223

$90,000

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 2 Days on market

Built 1948 7,275 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 +23.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.7/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Move right in this one story remodeled home with many improvements including Roof, Siding, Insulation, Windows, Part Ele., 200 AMP service, Plus More. Large kitchen/dining room

Key facts

• Anderson windows
• Unfinished basement
• Backyard shed

Tags

• ANDERSON WINDOWS
• HARDWOOD FLOORS
• UNFINISHED BASEMENT
• TUCK-UNDER GARAGE
• BACKYARD SHED

Property features AI

Exterior

• Parking: Tuck-under garage (1 stall, approximately 12x20)
• Utilities: City water connected; City sewer connected; Natural gas; 200+ amp electric service
• Home design: Residential property; One story
• Construction: Asphalt roof; Block foundation
• Exterior features: Covered patio/porch; Vinyl siding; Storage shed; Corner lot with medium tree coverage; Road frontage on a state road (publicly maintained)

Interior

• Kitchen: Range
• Bedrooms: Three bedrooms (all on the main level)
• Bathrooms: One full bathroom on the main floor; One three-quarter bathroom in the basement
• Heating & cooling: Hot water heating; Central air conditioning
• Interior features: Living room fireplace; Kitchen and dining combined (kitchen/dining room); Main floor primary bedroom; Full basement
• Laundry & utility: Washer/dryer hookup; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 66/100 on livability (#497 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: employment C-, crime D+, health & safety D+.
• Yellow Medicine East (town): math 31% / reading 47% proficiency, ranked #227 of 301 in MN (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 7 units permitted in Yellow Medicine County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k appreciation (10.0% local appreciation)).
• Yellow Medicine County population projected at -26% 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
4. 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?
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: 1.17% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.68%
• DSCR: 1.34
• GRM: 7.1

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: 29.9%
• Equity multiple: 3.35×
• Total profit: $59,330
• Equity at exit: $81,079

10-year hold

• IRR: 25.9%
• Equity multiple: 7.62×
• Total profit: $166,730
• Equity at exit: $174,850

Cash invested: $25,200 (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 56223

• Active inventory: 6
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,051 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$159 /mo · $1,912/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $161

Break-even live

Break-even rent $847

Max offer price $90,000

Occupancy floor 80%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $90,000 Active 2 DOM
2. 2026-06-17
   remarks 470-char remark
3. 2026-06-17
   listed $90,000 Active 1 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: $1,912 · $159/mo
• Projected year-2 tax: $1,912 · $159/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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,608
• − Mortgage interest: −$5,041
• − Property taxes: −$1,912
• − Insurance: −$450
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − Depreciation: −$2,618
• Taxable income: $569
• Est. tax owed @ 24.0%: −$137
• After-tax cash flow: $1,798/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: Yellow Medicine East
• NCES district ID: 2700099
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 47% ▼ -7.00%
• Median HH income: $51,457
• Composite: 33.74/100
• National rank: #5369
• State rank: #227 of 301 in MN

Livability — Clarkfield

• Score: 66/100
• State rank: #497
• US rank: #11957

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: Clarkfield, MN
• Population (ZIP): 1,403

Population outlook (Yellow Medicine County) Hauer SSP2

• Today (2025): 8,959 people
• By 2030: 8,451 · -5.7%
• By 2040: 7,514 · -16.1%
• By 2050: 6,650 · -25.8%
• By 2075: 5,306 · -40.8%
• By 2100: 4,453 · -50.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 33% Lithuanian 4% Scottish 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Yellow Medicine

• 2024 margin: Solid R (+40.6) · D 28.7% · R 69.3% · Other 1.9%
• 2008→2024 swing: -44.9pp toward R · 2008: 4.3pp · 2024: -40.6pp
• All cycles: 2024: R+40.6 2020: R+37.0 2016: R+35.4 2012: R+6.3 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 106.79%
• Current HPI: 318.75
• 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

+136.8% since first listed

13 events — show timeline

• 2026-06-16 Listed $90,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-10-26 Sold (Public Records) $82,000 Public Records
• 2020-10-23 Sold (MLS) $82,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-09-23 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-09-17 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2020-09-09 Price Changed $82,500 NORTHSTARMLS as Distributed by MLS Grid
• 2020-08-19 Price Changed $83,500 NORTHSTARMLS as Distributed by MLS Grid
• 2020-07-21 Price Changed $85,500 NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-15 Listed $86,500 NORTHSTARMLS as Distributed by MLS Grid
• 2019-12-16 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2019-11-05 Price Changed $82,900 NORTHSTARMLS as Distributed by MLS Grid
• 2019-10-16 Listed $85,900 NORTHSTARMLS as Distributed by MLS Grid
• 2013-08-30 Sold (Public Records) $38,000 Public Records

Property tax history

+9.5%/yr

Latest (2026): $1,912 · -1.0% YoY. Source: county tax records.