107 Lincoln Ave NW · Twin Valley, MN 56584

$130,000

4 bd · 3.0 ba · 1,756 sqft · Other · 115 Days on market

Built 1906 0.32 ac lot $74/sqft · 36% above area Est $96k · 36% over

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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 +24.3/30.0
• DSCR +7.8/10.0
• Appreciation +7.3/10.0
• 1% rule +5.8/10.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Nestled on a spacious double lot in the heart of Twin Valley, this lovingly cared-for 4-bed, 3-bath charmer is filled with the kind of details you just can’t recreate today. From the moment you walk in, you’re greeted by glowing hardwood floors, original pocket doors, and stunning old stained-glass windows that cast colorful light across the rooms. A beautiful staircase anchors the home, leading you to even more unique touches throughout. The thoughtfully added primary suite offers extra comfort with its own private bath—perfect for unwinding at the end of the day. Outside, the surprises continue: an attached garage with a heated workshop (hello, hobby lovers), plus two additional bonus garages out back for storage, projects, or play. Whether you’re a collector, creator, or simply someone who appreciates space, this property delivers. Full of charm, history, and heart, this is the kind of home that feels special the moment you arrive—and even better once you stay awhile.

Key facts

• Primary suite
• Double lot
• Bonus garages

Tags

• DOUBLE LOT
• ORIGINAL POCKET DOORS
• STAINED-GLASS WINDOWS
• PRIMARY SUITE
• HEATED WORKSHOP
• BONUS GARAGES

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#323 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, crime D, amenities F.
• Norman County East School District (rural): math 55% / reading 50% proficiency, ranked #265 of 467 in MN (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP; 8 units permitted in Norman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($899 loan paydown + $6k appreciation (4.5% local appreciation)).
• At projected returns (4.5% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — 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. 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: 1.08% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.63%
• DSCR: 1.38
• GRM: 7.7

CMA / ARV

• ARV (median comp): $95,630
• List price: $130,000
• Delta: 35.94%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

4.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 2.19×
• Total profit: $43,231
• Equity at exit: $70,066

10-year hold

• IRR: 19.4%
• Equity multiple: 4.24×
• Total profit: $117,976
• Equity at exit: $118,045

Cash invested: $36,400 (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 56584

• Home prices YoY: 3.9%
• Active inventory: 5
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,406 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$113 /mo · $1,356/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $262

Break-even live

Break-even rent $1,075

Max offer price $130,000

Occupancy floor 76%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $130,000 Active 115 DOM
2. 2026-06-17
   days on market $130,000 Active 114 DOM
3. 2026-06-16
   days on market $130,000 Active 113 DOM
4. 2026-06-15
   days on market $130,000 Active 112 DOM
5. 2026-06-13
   days on market $130,000 Active 110 DOM
6. 2026-06-12
   days on market $130,000 Active 109 DOM
7. 2026-06-09
   days on market $130,000 Active 106 DOM
8. 2026-06-08
   days on market $130,000 Active 105 DOM
9. 2026-06-07
   days on market $130,000 Active 104 DOM
10. 2026-06-05
    days on market $130,000 Active 102 DOM
11. 2026-06-04
    days on market $130,000 Active 100 DOM
12. 2026-06-02
    days on market $130,000 Active 99 DOM
13. 2026-06-01
    days on market $130,000 Active 98 DOM
14. 2026-05-31
    days on market $130,000 Active 97 DOM
15. 2026-05-31
    days on market $130,000 Active 96 DOM
16. 2025-12-16
    listed $130,000 Active 1018-char remark

    Show marketing remark (1018 chars)

    Nestled on a spacious double lot in the heart of Twin Valley, this lovingly cared-for 4-bed, 3-bath charmer is filled with the kind of details you just can’t recreate today. From the moment you walk in, you’re greeted by glowing hardwood floors, original pocket doors, and stunning old stained-glass windows that cast colorful light across the rooms. A beautiful staircase anchors the home, leading you to even more unique touches throughout. The thoughtfully added primary suite offers extra comfort with its own private bath—perfect for unwinding at the end of the day. Outside, the surprises continue: an attached garage with a heated workshop (hello, hobby lovers), plus two additional bonus garages out back for storage, projects, or play. Whether you’re a collector, creator, or simply someone who appreciates space, this property delivers. Full of charm, history, and heart, this is the kind of home that feels special the moment you arrive—and even better once you stay awhile.

ⓘ 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: $1,356 · $113/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$50/yr (+$4/mo · 3.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,869
• − Mortgage interest: −$7,282
• − Property taxes: −$1,356
• − Insurance: −$650
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$3,782
• Taxable income: $1,100
• Est. tax owed @ 24.0%: −$264
• After-tax cash flow: $2,876/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: Norman County East School District
• NCES district ID: 2700101
• Math proficiency: 55% ▬ 0.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $45,821
• Composite: 46.39/100
• National rank: #5356
• State rank: #265 of 467 in MN

Livability — Twin Valley

• Score: 71/100
• State rank: #323
• US rank: #7269

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Twin Valley, MN
• Population (ZIP): 1,360

Population outlook (Norman County) Hauer SSP2

• Today (2025): 6,540 people
• By 2030: 6,489 · -0.8%
• By 2040: 6,436 · -1.6%
• By 2050: 6,348 · -2.9%
• By 2075: 6,263 · -4.2%
• By 2100: 5,731 · -12.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 3% Native American 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Portuguese 54% Slovak 2% Scottish 2%
• Foreign-born: 1% · Canada, China
• Languages at home: 96% English-only · Other Asian/Pacific 2%

Political lean MEDSL · Norman

• 2024 margin: Strong R (+22.2) · D 37.5% · R 59.8% · Other 2.7%
• 2008→2024 swing: -49.2pp toward R · 2008: 26.9pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+16.0 2016: R+13.5 2012: D+10.8 2008: D+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.54%
• Current HPI: 122.2481
• 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

1 event — show timeline

• 2025-12-16 Listed $130,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.4%/yr

Latest (2025): $1,356 · +32.2% YoY. Source: county tax records.