909 14th St S · Benson, MN 56215

$99,900

3 bd · 1.0 ba · 1,253 sqft · SingleFamily · 3 Days on market

Built 1977 6,141 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 +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Fresh paint
• Brand new roof
• Functional layout

Tags

• BRAND NEW ROOF
• LOW MAINTENANCE VINYL SIDING
• STAINLESS STEEL APPLIANCES
• FUNCTIONAL LAYOUT
• UPDATED FIXTURES
• FRESH PAINT

Property features AI

Finance

• Other: (No additional financial amenities provided)
• Financial info: (No investor or income/expense details provided)
• HOA & community: (No HOA or community information provided)

Exterior

• Parking: No off-street or garage parking
• Security: (No security features provided)
• Utilities: City water; City sewer; Electric and natural gas fuel sources
• Home design: Residential property; One-and-a-half stories; Main level and upper level living spaces
• Construction: Block foundation; Roof replaced or age 8 years or less; Foundation area reported
• Exterior features: Vinyl exterior; Deck; Corner lot; Lot dimensions approximately 101 x 61

Interior

• Kitchen: (No kitchen appliance details provided)
• Bedrooms: 3 bedrooms (located on the main and upper levels)
• Flooring: (No flooring information provided)
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Forced air heating; Central air conditioning
• Interior features: One-and-a-half level layout; Basement (no finished basement features listed)
• Laundry & utility: (No laundry or utility room/appliance details provided)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 75/100 on livability (#189 in MN, #4,068 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Benson Public School District (town): math 37% / reading 41% proficiency, ranked #228 of 301 in MN (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 15 units permitted in Swift County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Swift County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

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

Recommended offer $99,900

Questions for the listing agent

1. Built in 1977 — 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. 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.
4. 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.
5. 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: 1.16% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.16%
• DSCR: 1.59
• GRM: 7.2

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $3,312
• Equity at exit: $14,895

10-year hold

• IRR: 12.6%
• Equity multiple: 2.00×
• Total profit: $27,899
• Equity at exit: $8,638

Cash invested: $27,972 (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 56215

• Home prices YoY: -18.0%
• Active inventory: 32
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$41 /mo · $496/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $307

Break-even live

Break-even rent $768

Max offer price $99,900

Occupancy floor 68%

Sensitivity live

Price	-10% $363	-5% $335	+0% $307	+5% $278	+10% $250
Rent	-10% $215	-5% $261	+0% $307	+5% $352	+10% $398
Rate	-1.0pp $357	-0.5pp $332	base $307	+0.5pp $281	+1.0pp $254

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 13th St N Benson, MN	2.0	1.5	964	$1,090	$1.13	45d	1	1.15mi
1017 13th St N Benson, MN	2.0	1.5	964	$1,140	$1.18	45d	1	1.16mi
1027 13th St N Benson, MN	3.0	1.5	964	$1,240	$1.29	45d	1	1.17mi

Listing history 2 events

1. 2026-06-21
   days on market $99,900 Active 3 DOM
2. 2026-06-18
   listed $99,900 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: $496 · $41/mo
• Projected year-2 tax: $807 · $67/mo
• Expected delta: +$311/yr (+$26/mo · 62.8%)

ⓘ 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 ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,877
• − Mortgage interest: −$5,596
• − Property taxes: −$496
• − Insurance: −$500
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$2,906
• Taxable income: $2,159
• Est. tax owed @ 24.0%: −$518
• After-tax cash flow: $3,162/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: Benson Public School District
• NCES district ID: 2704470
• Math proficiency: 37% ▼ -13.00%
• Reading proficiency: 41% ▼ -9.00%
• Median HH income: $49,024
• Composite: 33.56/100
• National rank: #5423
• State rank: #228 of 301 in MN

Livability — Benson

• Score: 75/100
• State rank: #189
• US rank: #4068

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: Benson, MN
• Population (ZIP): 4,701

Population outlook (Swift County) Hauer SSP2

• Today (2025): 8,635 people
• By 2030: 8,257 · -4.4%
• By 2040: 7,528 · -12.8%
• By 2050: 6,891 · -20.2%
• By 2075: 5,879 · -31.9%
• By 2100: 5,045 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 6% Black 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 28% Italian 3% Romanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Swift

• 2024 margin: Solid R (+34.2) · D 32.1% · R 66.3% · Other 1.6%
• 2008→2024 swing: -47.9pp toward R · 2008: 13.8pp · 2024: -34.2pp
• All cycles: 2024: R+34.2 2020: R+29.5 2016: R+25.8 2012: D+9.9 2008: D+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.08%
• Current HPI: 214.9157
• 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

+43.7% since first listed

10 events — show timeline

• 2026-06-17 Listed $99,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-01 Price Changed $44,500 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-28 Price Changed $49,500 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-18 Price Changed $55,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-15 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-14 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-24 Price Changed $59,500 NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-12 Price Changed $64,500 NORTHSTARMLS as Distributed by MLS Grid
• 2025-05-28 Listed $69,500 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+11.1%/yr

Latest (2025): $496 · +6.9% YoY. Source: county tax records.