208 Margaret Ave · Barry, MN 56210

$102,500

1 bd · 1.0 ba · 1,222 sqft · SingleFamily public records · 68 Days on market

Built 1910 0.71 ac 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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Schools +5.5/10.0
• Appreciation +5.0/10.0
• 1% rule +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Exterior renovation completed, shingles, siding & some new windows. Interior started. Great get away home in small town. Close to hunting and fishing. Property sells "as is".

Key facts

• 0.71 acre lot
• Garage
• Built 1910

Property features AI

Finance

• Financial info: Property is free and clear

Exterior

• Parking: 1-car garage
• Utilities: City water (connected); Mound septic (compliant); Propane fuel; Electric service with circuit breakers and 200+ amp service
• Home design: Residential property; One and one-half level; Main floor primary bedroom
• Construction: Block basement; Other foundation
• Exterior features: Vinyl siding; Patio; Lot approximately 0.715 acres

Interior

• Kitchen: Kitchen center island; Microwave; Range; Refrigerator; Kitchen window; Kitchen/Dining room
• Bedrooms: 3 bedrooms (Main and Upper levels)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Kitchen center island; Kitchen window; Main floor primary bedroom; Patio; Washer/Dryer hookup; Grab bars in bathroom; Electric water heater; Exhaust fan; Fuel tank (rented); Microwave; Range; Refrigerator
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer/Dryer hookup on main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/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 $97k (5.6% below list).
• Recommended offer: $96k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#593 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D, employment D.
• Clinton-Graceville-Beardsley (rural): math 50% / reading 75% proficiency, ranked #116 of 467 in MN (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 1 active listings in the ZIP; 3 units permitted in Big Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($709 loan paydown + $3k appreciation (3.0% local appreciation)).
• Big Stone County population projected at -23% 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 $29k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 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 $10k; list at $102k implies a 925% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,350 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 0.94% ✗
• Cap rate: 8.07%
• Cash-on-cash: 6.34%
• DSCR: 1.28
• GRM: 8.8

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: 13.4%
• Equity multiple: 1.77×
• Total profit: $21,965
• Equity at exit: $46,088

10-year hold

• IRR: 15.3%
• Equity multiple: 3.25×
• Total profit: $64,608
• Equity at exit: $71,028

Cash invested: $28,700 (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 56210

• Active inventory: 1
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $967 medium
• Mortgage (P&I): −$538
• Tax from tax record: −$32 /mo · $388/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $152

Break-even live

Break-even rent $775

Max offer price $102,500

Occupancy floor 79%

Sensitivity live

Price	-10% $210	-5% $181	+0% $152	+5% $123	+10% $94
Rent	-10% $75	-5% $113	+0% $152	+5% $190	+10% $228
Rate	-1.0pp $203	-0.5pp $178	base $152	+0.5pp $125	+1.0pp $98

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: $25,625
• Closing costs: $3,075
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-01
   status $102,500 Pending 68 DOM
2. 2026-06-01
   days on market $102,500 Contingent - Inspection 68 DOM
3. 2026-05-31
   days on market $102,500 Contingent - Inspection 67 DOM
4. 2026-05-31
   days on market $102,500 Contingent - Inspection 66 DOM
5. 2026-04-19
   price $102,500
6. 2026-03-26
   listed $104,000 Active
7. 2026-03-20
   historical $104,000
8. 2025-11-01
   historical
9. 2025-09-11
   price $104,000
10. 2025-07-18
    price $109,000
11. 2025-06-23
    listed $119,000 Active
12. 2009-12-30
    soldstatus $10,000 188-char remark

    Show marketing remark (188 chars)

    Exterior renovation completed, shingles, siding & some new windows. Interior started. Great get away home in small town. Close to hunting and fishing. Property sells "as is".

13. 2009-12-30
    soldstatus $10,000

    Show marketing remark (188 chars)

    Exterior renovation completed, shingles, siding & some new windows. Interior started. Great get away home in small town. Close to hunting and fishing. Property sells "as is".

14. 2009-12-15
    historical 188-char remark

    Show marketing remark (188 chars)

    Exterior renovation completed, shingles, siding & some new windows. Interior started. Great get away home in small town. Close to hunting and fishing. Property sells "as is".

15. 2009-12-01
    soldstatus $10,000
16. 2009-12-01
    soldstatus $10,000
17. 2009-04-20
    listed $19,900 188-char remark

    Show marketing remark (188 chars)

    Exterior renovation completed, shingles, siding & some new windows. Interior started. Great get away home in small town. Close to hunting and fishing. Property sells "as is".

18. 2009-04-20
    listed $19,900

    Show marketing remark (188 chars)

    Exterior renovation completed, shingles, siding & some new windows. Interior started. Great get away home in small town. Close to hunting and fishing. Property sells "as is".

ⓘ 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: $388 · $32/mo
• Projected year-2 tax: $768 · $64/mo
• Expected delta: +$380/yr (+$32/mo · 97.9%)

ⓘ 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 ≥99°F today · 13 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: $11,609
• − Mortgage interest: −$5,742
• − Property taxes: −$388
• − Insurance: −$512
• − Repairs & maintenance: −$929
• − Management: −$929
• − Depreciation: −$2,982
• Taxable income: $128
• Est. tax owed @ 24.0%: −$31
• After-tax cash flow: $1,790/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: Clinton-Graceville-Beardsley
• NCES district ID: 2700150
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 75% ▲ 10.00%
• Median HH income: $48,940
• Composite: 54.51/100
• National rank: #2891
• State rank: #116 of 467 in MN

Livability — Barry

• Score: 64/100
• State rank: #593
• US rank: #14231

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barry, MN
• City population: 4
• Population (ZIP): 4

Population outlook (Big Stone County) Hauer SSP2

• Today (2025): 4,608 people
• By 2030: 4,380 · -4.9%
• By 2040: 3,941 · -14.5%
• By 2050: 3,551 · -22.9%
• By 2075: 2,917 · -36.7%
• By 2100: 2,284 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Lithuanian 25%

Political lean MEDSL · Big Stone

• 2024 margin: Strong R (+29.6) · D 34.2% · R 63.8% · Other 2.0%
• 2008→2024 swing: -35.9pp toward R · 2008: 6.4pp · 2024: -29.6pp
• All cycles: 2024: R+29.6 2020: R+27.2 2016: R+25.1 2012: R+1.4 2008: D+6.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+415.1% since first listed

14 events — show timeline

• 2026-04-19 Price Changed $102,500 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-26 Listed $104,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-20 Coming Soon $104,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-11 Price Changed $104,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-18 Price Changed $109,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-23 Listed $119,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-12-30 Sold (MLS) $10,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-12-30 Sold (MLS) $10,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-12-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-12-01 Sold (Public Records) $10,000 Public Records
• 2009-12-01 Sold (Public Records) $10,000 Public Records
• 2009-04-20 Listed $19,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-04-20 Listed $19,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.6%/yr

Latest (2026): $388 · +10.2% YoY. Source: county tax records.