14 4th Ave SE · Dodge Center, MN 55927

$90,000

1 bd · 1.0 ba · 528 sqft · SingleFamily public records · 92 Days on market

Built 1915 4,792 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 +14.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable home located in Dodge Center, a growing community just minutes from Rochester. Situated in a quiet neighborhood with a strong local job market, this property offers great value and long-term potential. Features include a spacious lot with a large backyard - perfect for outdoor activities, entertaining, or future improvements. Ideal for first-time buyers, investors, or anyone looking to build equity. Don't miss this opportunity to own in an up-and-coming area!

Key facts

• Large backyard
• Spacious lot
• Quiet neighborhood

Tags

• QUIET NEIGHBORHOOD
• SPACIOUS LOT
• LARGE BACKYARD
• STRONG LOCAL JOB MARKET

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $17 ($204/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 $79k (12.5% below list).
• Recommended offer: $79k (12.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#123 in MN, #2,825 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Triton School District (town): math 32% / reading 37% proficiency, ranked #247 of 301 in MN (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 27 active listings in the ZIP; 108 units permitted in Dodge County in 2024 (58 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 13y ago; this cycle's ask has dropped $20k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,728 (12.5% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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. 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: 0.87% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-13,501
• Equity at exit: $13,419

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-10,358
• Equity at exit: $7,782

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 55927

• Home prices YoY: -15.7%
• Active inventory: 27
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $787 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$96 /mo · $1,146/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$165
• Net cashflow: $17

Break-even live

Break-even rent $766

Max offer price $90,000

Occupancy floor 93%

Sensitivity live

Price	-10% $68	-5% $42	+0% $17	+5% $-8	+10% $-34
Rent	-10% $-45	-5% $-14	+0% $17	+5% $48	+10% $79
Rate	-1.0pp $62	-0.5pp $40	base $17	+0.5pp $-6	+1.0pp $-30

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 50 events

1. 2026-06-19
   days on market $90,000 Active 92 DOM
2. 2026-06-18
   days on market $90,000 Active 91 DOM
3. 2026-06-17
   days on market $90,000 Active 90 DOM
4. 2026-06-16
   days on market $90,000 Active 89 DOM
5. 2026-06-15
   days on market $90,000 Active 88 DOM
6. 2026-06-14
   days on market $90,000 Active 86 DOM
7. 2026-06-12
   days on market $90,000 Active 85 DOM
8. 2026-06-09
   days on market $90,000 Active 82 DOM
9. 2026-06-08
   days on market $90,000 Active 81 DOM
10. 2026-06-07
    days on market $90,000 Active 80 DOM
11. 2026-06-03
    days on market $90,000 Active 76 DOM
12. 2026-06-02
    days on market $90,000 Active 75 DOM
13. 2026-06-01
    days on market $90,000 Active 74 DOM
14. 2026-05-31
    days on market $90,000 Active 73 DOM
15. 2026-05-30
    days on market $90,000 Active 72 DOM
16. 2026-05-18
    price $90,000 474-char remark

    Show marketing remark (474 chars)

    Affordable home located in Dodge Center, a growing community just minutes from Rochester. Situated in a quiet neighborhood with a strong local job market, this property offers great value and long-term potential. Features include a spacious lot with a large backyard - perfect for outdoor activities, entertaining, or future improvements. Ideal for first-time buyers, investors, or anyone looking to build equity. Don't miss this opportunity to own in an up-and-coming area!

17. 2026-03-18
    listed $110,000 Active 474-char remark

    Show marketing remark (474 chars)

    Affordable home located in Dodge Center, a growing community just minutes from Rochester. Situated in a quiet neighborhood with a strong local job market, this property offers great value and long-term potential. Features include a spacious lot with a large backyard - perfect for outdoor activities, entertaining, or future improvements. Ideal for first-time buyers, investors, or anyone looking to build equity. Don't miss this opportunity to own in an up-and-coming area!

18. 2025-10-09
    historical
19. 2025-08-04
    historical Contingent - Third Party Approval
20. 2025-06-23
    price $60,000
21. 2025-06-09
    listed $84,900 Active
22. 2025-05-23
    historical
23. 2025-04-10
    price $95,000
24. 2025-04-04
    price $114,800
25. 2025-03-31
    price $115,800
26. 2025-03-21
    price $116,800
27. 2025-03-06
    listed $119,900 Active
28. 2025-01-02
    historical
29. 2024-08-21
    listed $110,000 Active
30. 2023-07-07
    soldstatus $80,000
31. 2023-06-16
    soldstatus $80,000 Sold
32. 2023-05-24
    status Pending
33. 2023-05-05
    price $80,000
34. 2023-04-27
    status Active
35. 2023-04-26
    listed Contingent - Inspection
36. 2023-04-25
    historical $85,000
37. 2018-12-09
    historical
38. 2014-12-11
    soldstatus $27,500
39. 2014-09-25
    soldstatus $27,500
40. 2014-09-25
    soldstatus $27,500
41. 2014-09-25
    soldstatus $27,500
42. 2014-09-25
    soldstatus $27,500 Sold
43. 2014-09-09
    status Pending
44. 2014-08-22
    historical
45. 2014-06-16
    price $29,900 Active
46. 2014-06-16
    status Active
47. 2014-05-31
    historical
48. 2014-02-26
    listed $37,000 Active
49. 2013-12-02
    listed $29,900
50. 2013-12-02
    listed $29,900

ⓘ 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: $1,146 · $96/mo
• Projected year-2 tax: $1,146 · $96/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 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 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: $9,447
• − Mortgage interest: −$5,041
• − Property taxes: −$1,146
• − Insurance: −$450
• − Repairs & maintenance: −$756
• − Management: −$756
• − Depreciation: −$2,618
• Taxable loss: −$1,320
• Est. tax savings @ 24.0%: +$317
• After-tax cash flow: $521/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: Triton School District
• NCES district ID: 2740665
• Math proficiency: 32% ▼ -18.00%
• Reading proficiency: 37% ▼ -13.00%
• Median HH income: $59,143
• Composite: 30.79/100
• National rank: #6149
• State rank: #247 of 301 in MN

Livability — Dodge Center

• Score: 77/100
• State rank: #123
• US rank: #2825

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dodge Center, MN
• City population: 4,272
• Population (ZIP): 4,272

Population outlook (Dodge County) Hauer SSP2

• Today (2025): 21,008 people
• By 2030: 21,168 · +0.8%
• By 2040: 21,152 · +0.7%
• By 2050: 20,490 · -2.5%
• By 2075: 17,874 · -14.9%
• By 2100: 13,747 · -34.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 4% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 18% Italian 2% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 9% Tagalog/Filipino 1% German/W. Germanic 1%

Political lean MEDSL · Dodge

• 2024 margin: Solid R (+32.0) · D 33.0% · R 65.0% · Other 2.0%
• 2008→2024 swing: -22.2pp toward R · 2008: -9.8pp · 2024: -32.0pp
• All cycles: 2024: R+32.0 2020: R+30.4 2016: R+32.4 2012: R+10.1 2008: R+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.22%
• Current HPI: 264.0445
• 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

+201.0% since first listed

36 events — show timeline

• 2026-05-18 Price Changed $90,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-18 Listed $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-04 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-23 Price Changed $60,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-09 Listed $84,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-05-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-04-10 Price Changed $95,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-04-04 Price Changed $114,800 NORTHSTARMLS as Distributed by MLS Grid
• 2025-03-31 Price Changed $115,800 NORTHSTARMLS as Distributed by MLS Grid
• 2025-03-21 Price Changed $116,800 NORTHSTARMLS as Distributed by MLS Grid
• 2025-03-06 Listed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-01-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2024-08-21 Listed $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-07-07 Sold (Public Records) $80,000 Public Records
• 2023-06-16 Sold (MLS) $80,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-05-24 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-05-05 Price Changed $80,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-04-27 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2023-04-26 Listed — NORTHSTARMLS as Distributed by MLS Grid
• 2023-04-25 Coming Soon $85,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-12-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2014-12-11 Sold (Public Records) $27,500 Public Records
• 2014-09-25 Sold (MLS) $27,500 LSAR
• 2014-09-25 Sold (MLS) $27,500 RASM
• 2014-09-25 Sold (MLS) $27,500 NORTHSTARMLS as Distributed by MLS Grid
• 2014-09-25 Sold (MLS) $27,500 NORTHSTARMLS as Distributed by MLS Grid
• 2014-09-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2014-08-22 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2014-06-16 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2014-06-16 Price Changed $29,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-05-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2014-02-26 Listed $37,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-12-02 Listed $29,900 LSAR
• 2013-12-02 Listed $29,900 RASM
• 2013-12-02 Listed $29,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+10.8%/yr

Latest (2025): $1,146 · +61.4% YoY. Source: county tax records.