109 White St N · Comfrey, MN 56019

$98,500

3 bd · 1.0 ba · 1,836 sqft · SingleFamily public records · 18 Days on market

Built 1915 0.31 ac lot $54/sqft · 34% above area Est $105k · 6% under ↓ 5% since listing

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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 +27.3/30.0
• ARV discount +10.4/15.0
• Appreciation +10.0/10.0
• DSCR +9.5/10.0
• 1% rule +7.3/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.31 acre lot
• Garage
• Built 1915

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $97k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#583 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, health & safety D+, amenities F.
• Comfrey Public School District (rural): math 25% / reading 55% proficiency, ranked #356 of 467 in MN (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 41 units permitted in Brown County in 2024 (18 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($681 loan paydown + $10k appreciation (10.0% local appreciation)).
• Brown County population projected at -14% 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (6%) 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 $97,022 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — 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. 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?
4. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.39%
• DSCR: 1.55
• GRM: 6.8

CMA / ARV

• ARV (median comp): $105,278
• List price: $98,500
• Delta: -5.01%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.4%
• Equity multiple: 3.60×
• Total profit: $71,791
• Equity at exit: $88,737

10-year hold

• IRR: 28.8%
• Equity multiple: 8.15×
• Total profit: $197,178
• Equity at exit: $191,364

Cash invested: $27,580 (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 56019

• Home prices YoY: 5.6%
• Active inventory: 4
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$517
• Tax from tax record: −$114 /mo · $1,368/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $285

Break-even live

Break-even rent $850

Max offer price $98,500

Occupancy floor 71%

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-15
   statusdays on market $98,500 Pending 18 DOM
2. 2026-06-13
   days on market $98,500 Contingent - Inspection 17 DOM
3. 2026-06-12
   days on market $98,500 Contingent - Inspection 16 DOM
4. 2026-06-09
   days on market $98,500 Contingent - Inspection 13 DOM
5. 2026-06-09
   status $98,500 Contingent - Inspection 12 DOM
6. 2026-06-08
   days on market $98,500 Active 12 DOM
7. 2026-06-07
   days on market $98,500 Active 11 DOM
8. 2026-06-05
   days on market $98,500 Active 9 DOM
9. 2026-06-04
   days on market $98,500 Active 7 DOM
10. 2026-06-02
    days on market $98,500 Active 6 DOM
11. 2026-06-01
    days on market $98,500 Active 5 DOM
12. 2026-05-31
    days on market $98,500 Active 4 DOM
13. 2026-05-31
    days on market $98,500 Active 3 DOM
14. 2026-05-06
    historical
15. 2026-04-23
    status Active
16. 2025-11-21
    historical Contingent - Sale of Another Property
17. 2025-10-20
    price $100,000
18. 2025-09-22
    price $102,500
19. 2025-07-27
    listed $105,000 Active

ⓘ 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: $1,368 · $114/mo
• Projected year-2 tax: $1,368 · $114/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°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: $14,526
• − Mortgage interest: −$5,518
• − Property taxes: −$1,368
• − Insurance: −$492
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$2,865
• Taxable income: $1,958
• Est. tax owed @ 24.0%: −$470
• After-tax cash flow: $2,946/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: Comfrey Public School District
• NCES district ID: 2709540
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $52,708
• Composite: 37.12/100
• National rank: #9031
• State rank: #356 of 467 in MN

Livability — Comfrey

• Score: 64/100
• State rank: #583
• US rank: #13967

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Comfrey, MN
• Population (ZIP): 767

Population outlook (Brown County) Hauer SSP2

• Today (2025): 24,403 people
• By 2030: 23,790 · -2.5%
• By 2040: 22,309 · -8.6%
• By 2050: 20,948 · -14.2%
• By 2075: 19,038 · -22.0%
• By 2100: 16,658 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Portuguese 14% Lithuanian 1% Romanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Brown

• 2024 margin: Solid R (+35.2) · D 31.5% · R 66.7% · Other 1.8%
• 2008→2024 swing: -23.1pp toward R · 2008: -12.1pp · 2024: -35.2pp
• All cycles: 2024: R+35.2 2020: R+32.8 2016: R+36.2 2012: R+16.6 2008: R+12.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.98%
• Current HPI: 244.1955
• 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

-4.8% since first listed

6 events — show timeline

• 2026-05-06 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-23 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-21 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-20 Price Changed $100,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-22 Price Changed $102,500 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-27 Listed $105,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.6%/yr

Latest (2025): $1,368 · +10.7% YoY. Source: county tax records.