301 11th Ave SW · Austin, MN 55912

$144,900

2 bd · 1.0 ba · 732 sqft · Other public records · 11 Days on market

Built 1946 5,749 sqft lot

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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).

• Cash flow +13.7/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• 1% rule +2.9/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute, cozy 2+BR 1.5-Story in SW. Has hardwood floors, dining room, main floor bedroom and bedroom and walk through room up. Has clean, full basement, central air, metal siding, patio and garage. Very affordable and move right into condition.

Key facts

• Generous corner lot
• Updated kitchen
• Updated bathroom

Tags

• ORIGINAL WOOD FRONT DOOR
• LOVELY ENTRYWAY PORTICO
• UPDATED KITCHEN
• UPDATED BATHROOM
• GENEROUS CORNER LOT
• LOW MAINTENANCE LANDSCAPING

Property features AI

Finance

• Other: Above-grade finished area 872; Below-grade area 592; Total building area 1,464; Corner lot dimensions approximately 44 x 132 (0.132 acres); Renovated; main floor primary

Exterior

• Parking: Detached garage with concrete parking and garage door opener; 1-car garage
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; One and one half levels; Main floor primary bedroom
• Construction: Frame construction; Block foundation; Foundation area 592
• Exterior features: Corner lot with medium tree coverage; Partial wood fencing; City street frontage (public maintained road)

Interior

• Kitchen: Range; Refrigerator; Kitchen window
• Bedrooms: Two bedrooms total — one main floor bedroom and one upper-level bedroom; Upper-level loft (8 x 10)
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the main floor
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Hardwood floors; Kitchen window; Natural woodwork; Main floor primary bedroom; Washer/Dryer hookup
• Laundry & utility: Washer and dryer included; Laundry area located in the basement; Washer/Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $11 ($135/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 $115k (20.8% below list).
• Recommended offer: $115k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.8% in Austin — 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 (#77 in MN, #1,829 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Austin Public School District (town): math 24% / reading 34% proficiency, ranked #267 of 301 in MN (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Southgate Elementary (math 48% / reading 41%, grade F, #534 of 857 statewide, top 66%, 496 students, 64% FRL); I.J. Holton Intermediate School (math 19% / reading 41%, grade F, #199 of 258 statewide, top 78%, 741 students, 68% FRL); Austin Senior High (math 32% / reading 44%, grade F, #278 of 471 statewide, top 59%, 1,345 students, 60% FRL) — zoned schools average 64% FRL vs 46% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+11.6%/yr); 191 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 53 units permitted in Mower County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 28y 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 $102k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,700 (20.8% below list)

Questions for the listing agent

1. Built in 1946 — 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. 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?
4. 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.
5. 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.
6. 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: 0.79% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.59×
• Total profit: $-16,752
• Equity at exit: $21,605

10-year hold

• IRR: 3.9%
• Equity multiple: 1.34×
• Total profit: $13,726
• Equity at exit: $12,528

Cash invested: $40,572 (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 55912

• Home prices YoY: -34.4%
• Rents YoY: 11.6%
• Active inventory: 191
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,147 high
• Mortgage (P&I): −$760
• Tax from tax record: −$75 /mo · $896/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $11

Break-even live

Break-even rent $1,133

Max offer price $144,900

Occupancy floor 94%

Sensitivity live

Price	-10% $93	-5% $52	+0% $11	+5% $-30	+10% $-71
Rent	-10% $-79	-5% $-34	+0% $11	+5% $57	+10% $102
Rate	-1.0pp $84	-0.5pp $48	base $11	+0.5pp $-26	+1.0pp $-65

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
711 1st Dr NW Apt A Austin, MN	2.0	1.0	696	$1,100	$1.58	46d	1	1.12mi
704 1st Dr NW Austin, MN	3.0	1.0–2.0	981	$2,082	$2.12	45d	96	1.14mi
600 14th St NW Apt 6 Austin, MN	2.0	1.0	700	$995	$1.42	45d	1	1.30mi
1105 3rd St NW Austin, MN	1.0	1.0	720	$925	$1.28	45d	2	1.43mi
900 14th St NW Austin, MN	2.0	1.0	518	$1,050	$2.03	45d	18	1.49mi

Listing history 9 events

1. 2026-06-21
   days on market $144,900 Active 11 DOM
2. 2026-06-19
   days on market $144,900 Active 9 DOM
3. 2026-06-18
   days on market $144,900 Active 8 DOM
4. 2026-06-17
   days on market $144,900 Active 7 DOM
5. 2026-06-16
   days on market $144,900 Active 6 DOM
6. 2026-06-15
   days on market $144,900 Active 5 DOM
7. 2026-06-14
   days on market $144,900 Active 3 DOM
8. 2026-06-12
   remarks 699-char remark
9. 2026-06-12
   listed $144,900 Active 2 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: $896 · $75/mo
• Projected year-2 tax: $1,259 · $105/mo
• Expected delta: +$363/yr (+$30/mo · 40.6%)

ⓘ 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 1/10 Low 7 d/yr ≥98°F today · 16 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: $13,764
• − Mortgage interest: −$8,117
• − Property taxes: −$896
• − Insurance: −$724
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$4,215
• Taxable loss: −$2,391
• Est. tax savings @ 24.0%: +$574
• After-tax cash flow: $708/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: Austin Public School District
• NCES district ID: 2703450
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $43,818
• Composite: 24.75/100
• National rank: #7604
• State rank: #267 of 301 in MN

Livability — Austin

• Score: 80/100
• State rank: #77
• US rank: #1829

Category grades

Amenities A- 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: Austin, MN
• County: Mower County · 29,632 people
• City population: 29,632
• Metro: Austin, MN
• Population (ZIP): 29,632
• Household income: $70,177
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 759.0

Population outlook (Mower County) Hauer SSP2

• Today (2025): 39,967 people
• By 2030: 40,204 · +0.6%
• By 2040: 40,509 · +1.4%
• By 2050: 40,841 · +2.2%
• By 2075: 42,029 · +5.2%
• By 2100: 42,272 · +5.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 16% Asian 8% Two or more races 7% Black 5%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 16% Lithuanian 2% Iranian 2%
• Foreign-born: 15% · Canada, Philippines, China
• Languages at home: 76% English-only · Spanish 14% Other Asian/Pacific 5% German/W. Germanic 1%

Political lean MEDSL · Mower

• 2024 margin: R (+10.5) · D 43.9% · R 54.4% · Other 1.7%
• 2008→2024 swing: -34.1pp toward R · 2008: 23.6pp · 2024: -10.5pp
• All cycles: 2024: R+10.5 2020: R+5.8 2016: R+7.8 2012: D+22.7 2008: D+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.60%
• Current HPI: 271.4199
• Rent YoY: ▲ 11.62%
• Metro: Austin, 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

+230.1% since first listed

23 events — show timeline

• 2026-06-10 Listed $144,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-04-12 Sold (Public Records) $102,000 Public Records
• 2024-04-05 Sold (MLS) $102,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-03-21 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2024-03-18 Listed $96,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-10-21 Sold (Public Records) $84,500 Public Records
• 2020-10-21 Sold (MLS) $84,500 NORTHSTARMLS as Distributed by MLS Grid
• 2020-10-05 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-09-28 Price Changed $89,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-09-16 Listed $99,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-07-28 Sold (MLS) $45,500 NORTHSTARMLS as Distributed by MLS Grid
• 2020-07-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-23 Listed $42,400 NORTHSTARMLS as Distributed by MLS Grid
• 2004-10-05 Sold (Public Records) $58,000 Public Records
• 2003-09-02 Sold (Public Records) $58,000 Public Records
• 2003-09-02 Sold (MLS) $58,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-06-16 Listed $58,300 NORTHSTARMLS as Distributed by MLS Grid
• 2002-11-01 Sold (Public Records) $54,000 Public Records
• 2002-11-01 Sold (MLS) $54,000 NORTHSTARMLS as Distributed by MLS Grid
• 2002-09-18 Listed $55,900 NORTHSTARMLS as Distributed by MLS Grid
• 1999-07-13 Sold (Public Records) $41,000 Public Records
• 1999-07-13 Sold (MLS) $41,000 NORTHSTARMLS as Distributed by MLS Grid
• 1998-12-29 Listed $43,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+10.3%/yr

Latest (2025): $896 · -55.9% YoY. Source: county tax records.