628 Front St · Kenyon, MN 55946

$164,900

2 bd · 1.5 ba · 1,048 sqft · SingleFamily public records · 10 Days on market

Built 1932 4,835 sqft lot

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Why this score? — see what drove the B- 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 +24.7/30.0
• Appreciation +10.0/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Singles,young families,empty nesters, this charming 2-story will welcome you with its homey features. Kitchen is stunning with craftsman built cupboards. He hand picked quarter saws oak to design the beautiful cupboards. You'll step through a new patio door to a huge deck.The front porch is heated for year round use, while the back porch is a 3-season where you will enjoy morning coffee.

Key facts

• Bright kitchen
• New siding
• Updated windows

Tags

• NEW ROOF
• NEW SIDING
• NEW FLOORING
• NEW STAINLESS STEEL APPLIANCES
• UPDATED WINDOWS
• BRIGHT KITCHEN

Property features AI

Exterior

• Parking: Gravel driveway; Detached garage (1-car) — interior approx. 14.5 x 10, 7' x 7' door
• Utilities: City water connected; City sewer connected; 100 amp electric service; Natural gas
• Home design: Residential property; One and one-half levels; Entry faces front street
• Construction: Frame construction; Composition roof (age 8 years or less); Block and crawl space basement; Foundation approx. 22 x 22
• Exterior features: Deck; Lot dimensions approximately 35 x 140; Lot about 0.111 acres

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Stainless steel appliances
• Bedrooms: 2 bedrooms (one upper-level bedroom measuring 17.5 x 11, one upper-level bedroom measuring 14 x 11)
• Bathrooms: 1 full bath (upper level); 1 quarter bath
• Heating & cooling: Forced air heating; No central air
• Interior features: Ceiling fan(s); Sun room; Informal dining area; Deck
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).

Location & tenants

• Location reads 76/100 on livability (#172 in MN, #3,700 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Kenyon-Wanamingo School District (rural): math 34% / reading 41% proficiency, ranked #230 of 301 in MN (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 86 units permitted in Goodhue County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Goodhue 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 $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y 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 $90k; list at $165k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,900

Questions for the listing agent

1. Built in 1932 — 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: 1.09% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.94%
• DSCR: 1.40
• 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: 30.8%
• Equity multiple: 3.42×
• Total profit: $111,700
• Equity at exit: $148,555

10-year hold

• IRR: 26.7%
• Equity multiple: 7.75×
• Total profit: $311,693
• Equity at exit: $320,364

Cash invested: $46,172 (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 55946

• Home prices YoY: 11.0%
• Active inventory: 31
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$145 /mo · $1,736/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $344

Break-even live

Break-even rent $1,365

Max offer price $164,900

Occupancy floor 76%

Sensitivity live

Price	-10% $437	-5% $391	+0% $344	+5% $297	+10% $251
Rent	-10% $202	-5% $273	+0% $344	+5% $415	+10% $486
Rate	-1.0pp $427	-0.5pp $386	base $344	+0.5pp $301	+1.0pp $258

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
608 Red Wing Ave Kenyon, MN	3.0	1.5	1456	$1,800	$1.24	45d	1	0.51mi

Listing history 12 events

1. 2026-04-18
   status Pending
2. 2026-04-14
   historical Contingent - Inspection
3. 2026-04-08
   listed $164,900 Active
4. 2018-12-12
   historical 390-char remark

   Show marketing remark (390 chars)

   Singles,young families,empty nesters, this charming 2-story will welcome you with its homey features. Kitchen is stunning with craftsman built cupboards. He hand picked quarter saws oak to design the beautiful cupboards. You'll step through a new patio door to a huge deck.The front porch is heated for year round use, while the back porch is a 3-season where you will enjoy morning coffee.

5. 2010-06-01
   soldstatus $90,000
6. 2010-05-23
   soldstatus $90,000 390-char remark

   Show marketing remark (257 chars)

   Singles, young families, empty nesters, this charming 2-story will welcome you with its homey features. Kitchen is stunning with craftsman built cupboards. He hand picked quarter saws oak to design the beautiful cupboards. You'll step through a new patio do

7. 2010-05-23
   soldstatus $90,000 257-char remark

   Show marketing remark (257 chars)

   Singles, young families, empty nesters, this charming 2-story will welcome you with its homey features. Kitchen is stunning with craftsman built cupboards. He hand picked quarter saws oak to design the beautiful cupboards. You'll step through a new patio do

8. 2010-05-21
   soldstatus $90,000
9. 2010-04-14
   historical
10. 2009-11-30
    listed $89,900 257-char remark

    Show marketing remark (390 chars)

    Singles,young families,empty nesters, this charming 2-story will welcome you with its homey features. Kitchen is stunning with craftsman built cupboards. He hand picked quarter saws oak to design the beautiful cupboards. You'll step through a new patio door to a huge deck.The front porch is heated for year round use, while the back porch is a 3-season where you will enjoy morning coffee.

11. 2009-11-30
    listed $89,900 390-char remark

    Show marketing remark (390 chars)

    Singles,young families,empty nesters, this charming 2-story will welcome you with its homey features. Kitchen is stunning with craftsman built cupboards. He hand picked quarter saws oak to design the beautiful cupboards. You'll step through a new patio door to a huge deck.The front porch is heated for year round use, while the back porch is a 3-season where you will enjoy morning coffee.

12. 2009-11-30
    listed $89,900

    Show marketing remark (390 chars)

    Singles,young families,empty nesters, this charming 2-story will welcome you with its homey features. Kitchen is stunning with craftsman built cupboards. He hand picked quarter saws oak to design the beautiful cupboards. You'll step through a new patio door to a huge deck.The front porch is heated for year round use, while the back porch is a 3-season where you will enjoy morning coffee.

ⓘ 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: $1,736 · $145/mo
• Projected year-2 tax: $1,791 · $149/mo
• Expected delta: +$55/yr (+$5/mo · 3.2%)

ⓘ 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 2/10 Low 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$9,237
• − Property taxes: −$1,736
• − Insurance: −$824
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$4,797
• Taxable income: $1,549
• Est. tax owed @ 24.0%: −$372
• After-tax cash flow: $3,755/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: Kenyon-Wanamingo School District
• NCES district ID: 2717100
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 41% ▼ -13.00%
• Median HH income: $58,681
• Composite: 33.23/100
• National rank: #5522
• State rank: #230 of 301 in MN

Livability — Kenyon

• Score: 76/100
• State rank: #172
• US rank: #3700

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kenyon, MN
• Population (ZIP): 3,366

Population outlook (Goodhue County) Hauer SSP2

• Today (2025): 46,532 people
• By 2030: 46,185 · -0.7%
• By 2040: 44,531 · -4.3%
• By 2050: 41,532 · -10.7%
• By 2075: 33,745 · -27.5%
• By 2100: 23,716 · -49.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 29% Lithuanian 3% Scottish 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Goodhue

• 2024 margin: R (+16.4) · D 40.8% · R 57.3% · Other 1.9%
• 2008→2024 swing: -15.1pp toward R · 2008: -1.4pp · 2024: -16.4pp
• All cycles: 2024: R+16.4 2020: R+14.8 2016: R+18.0 2012: R+3.0 2008: R+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 32.91%
• Current HPI: 331.1421
• 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

+83.4% since first listed

12 events — show timeline

• 2026-04-18 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-14 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-08 Listed $164,900 NORTHSTARMLS as Distributed by MLS Grid
• 2018-12-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-06-01 Sold (Public Records) $90,000 Public Records
• 2010-05-23 Sold (MLS) $90,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-05-23 Sold (MLS) $90,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-05-21 Sold (MLS) $90,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-04-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-11-30 Listed $89,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-11-30 Listed $89,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-11-30 Listed $89,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+8.0%/yr

Latest (2025): $1,736 · +6.4% YoY. Source: county tax records.