101 N Park St · Minnesota Lake, MN 56068

$124,900

4 bd · 2.0 ba · 1,786 sqft · Other public records · 191 Days on market

Built 1900 8,712 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 +19.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +6.0/10.0
• Schools +4.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to a versatile property on a corner lot in Minnesota Lake, MN! Perfect for investors and owner-occupants alike. Currently set up as a duplex, home offers two separate living spaces, each with its own entrance, functional layout, and steady rental history. For those wanting a single home, the layout also allows for a simple conversion back to a traditional single-family residence, offering flexibility for future plans and long-term use. The home features 4 bedrooms, 2 bathrooms, and nearly 1,800 square feet of finished space, sitting on a generous corner lot with mature trees and easy access to nearby amenities. Owner is a licensed agent in MN.

Key facts

• Corner lot
• Mature trees
• 8,712 sq ft lot

Tags

• CORNER LOT
• TWO SEPARATE LIVING SPACES
• STEADY RENTAL HISTORY
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#115 in MN, #2,612 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Maple River School District (rural): math 58% / reading 57% proficiency, ranked #57 of 301 in MN (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 14 active listings in the ZIP; 4 units permitted in Faribault County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Faribault County population projected at -11% 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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?
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: 1.10% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 7.6

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: 27.8%
• Equity multiple: 3.20×
• Total profit: $77,112
• Equity at exit: $112,520

10-year hold

• IRR: 24.3%
• Equity multiple: 7.29×
• Total profit: $220,125
• Equity at exit: $242,653

Cash invested: $34,972 (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 56068

• Home prices YoY: 21.0%
• Active inventory: 14
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,370 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$234 /mo · $2,802/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $142

Break-even live

Break-even rent $1,191

Max offer price $124,900

Occupancy floor 85%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-31
   days on market $124,900 Active 191 DOM
2. 2026-05-30
   days on market $124,900 Active 190 DOM
3. 2026-05-11
   price $124,900 659-char remark

   Show marketing remark (659 chars)

   Welcome to a versatile property on a corner lot in Minnesota Lake, MN! Perfect for investors and owner-occupants alike. Currently set up as a duplex, home offers two separate living spaces, each with its own entrance, functional layout, and steady rental history. For those wanting a single home, the layout also allows for a simple conversion back to a traditional single-family residence, offering flexibility for future plans and long-term use. The home features 4 bedrooms, 2 bathrooms, and nearly 1,800 square feet of finished space, sitting on a generous corner lot with mature trees and easy access to nearby amenities. Owner is a licensed agent in MN.

4. 2026-03-10
   price $129,900 659-char remark

   Show marketing remark (659 chars)

   Welcome to a versatile property on a corner lot in Minnesota Lake, MN! Perfect for investors and owner-occupants alike. Currently set up as a duplex, home offers two separate living spaces, each with its own entrance, functional layout, and steady rental history. For those wanting a single home, the layout also allows for a simple conversion back to a traditional single-family residence, offering flexibility for future plans and long-term use. The home features 4 bedrooms, 2 bathrooms, and nearly 1,800 square feet of finished space, sitting on a generous corner lot with mature trees and easy access to nearby amenities. Owner is a licensed agent in MN.

5. 2026-01-09
   price $140,000 659-char remark

   Show marketing remark (659 chars)

   Welcome to a versatile property on a corner lot in Minnesota Lake, MN! Perfect for investors and owner-occupants alike. Currently set up as a duplex, home offers two separate living spaces, each with its own entrance, functional layout, and steady rental history. For those wanting a single home, the layout also allows for a simple conversion back to a traditional single-family residence, offering flexibility for future plans and long-term use. The home features 4 bedrooms, 2 bathrooms, and nearly 1,800 square feet of finished space, sitting on a generous corner lot with mature trees and easy access to nearby amenities. Owner is a licensed agent in MN.

6. 2025-12-13
   historical
7. 2025-12-01
   listed $145,000
8. 2025-11-21
   listed $145,000 Active 659-char remark

   Show marketing remark (659 chars)

   Welcome to a versatile property on a corner lot in Minnesota Lake, MN! Perfect for investors and owner-occupants alike. Currently set up as a duplex, home offers two separate living spaces, each with its own entrance, functional layout, and steady rental history. For those wanting a single home, the layout also allows for a simple conversion back to a traditional single-family residence, offering flexibility for future plans and long-term use. The home features 4 bedrooms, 2 bathrooms, and nearly 1,800 square feet of finished space, sitting on a generous corner lot with mature trees and easy access to nearby amenities. Owner is a licensed agent in MN.

9. 2014-11-26
   historical
10. 2014-05-14
    listed $59,500 Active
11. 2012-03-21
    listed $64,900
12. 2009-08-10
    historical
13. 2008-07-25
    listed $79,900
14. 2008-06-01
    historical
15. 2007-05-29
    listed $79,900
16. 2007-05-29
    listed $79,900

ⓘ 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: $2,802 · $234/mo
• Projected year-2 tax: $2,802 · $234/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥100°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: $16,438
• − Mortgage interest: −$6,996
• − Property taxes: −$2,802
• − Insurance: −$624
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$3,633
• Taxable loss: −$249
• Est. tax savings @ 24.0%: +$60
• After-tax cash flow: $1,759/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: Maple River School District
• NCES district ID: 2700006
• Math proficiency: 58% ▼ -9.00%
• Reading proficiency: 57% ▼ -10.00%
• Median HH income: $54,953
• Composite: 49.49/100
• National rank: #1998
• State rank: #57 of 301 in MN

Livability — Minnesota Lake

• Score: 78/100
• State rank: #115
• US rank: #2612

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Minnesota Lake, MN
• Population (ZIP): 971

Population outlook (Faribault County) Hauer SSP2

• Today (2025): 13,474 people
• By 2030: 13,112 · -2.7%
• By 2040: 12,454 · -7.6%
• By 2050: 11,973 · -11.1%
• By 2075: 11,565 · -14.2%
• By 2100: 10,844 · -19.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Portuguese 18% Romanian 9% Italian 3%
• Foreign-born: 0%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Faribault

• 2024 margin: Solid R (+37.4) · D 30.4% · R 67.8% · Other 1.8%
• 2008→2024 swing: -31.8pp toward R · 2008: -5.6pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+33.6 2016: R+34.1 2012: R+9.1 2008: R+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 45.19%
• Current HPI: 260.1159
• 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

+56.3% since first listed

14 events — show timeline

• 2026-05-11 Price Changed $124,900 RASM
• 2026-03-10 Price Changed $129,900 RASM
• 2026-01-09 Price Changed $140,000 RASM
• 2025-12-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-01 Listed $145,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-21 Listed $145,000 RASM
• 2014-11-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2014-05-14 Listed $59,500 NORTHSTARMLS as Distributed by MLS Grid
• 2012-03-21 Listed $64,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-08-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-07-25 Listed $79,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-06-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-05-29 Listed $79,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-05-29 Listed $79,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2025): $2,802 · +16.2% YoY. Source: county tax records.