Real Estate Investing in Henderson, Minnesota (56044)
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Should you buy in 56044 (Henderson, MN)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Henderson, MN (56044)?
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Market Analysis: 56044 Henderson
ZIP 56044 inside Sibley County looks affordable on the surface — median value of $371K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 56044 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 56044 among MN's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 56044 ZIP's population of 2,192 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reports the need for careful underwriting.
The right play in 56044 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Henderson:
Market Trends
Home Value History (with trend line)
📊 How Does 56044 Compare?
| Metric | 56044 | Henderson | Minnesota |
|---|---|---|---|
| Home Value | $370,601 | $370,601 | $340,597 |
| 5-Year CAGR | 4.7% | 4.7% | 4.9% |
| Avg Rent | $1,368 | $1,368 | - |
| Cap Rate | 2.9% | 2.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 56044 (Henderson, MN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $370,601 |
| Monthly Rent | $1,368 |
| Price-to-Rent | 22.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.9% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +7.7% ▲ |
| 3-Year CAGR | +4.2% ▲ |
| 5-Year CAGR | +4.7% ▲ |
| 10-Year CAGR | +5.7% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.9%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 56044
Population: 2,192
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 56044
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
Is Henderson in MN worth investing in?
With a 3.0/5 investability score, Henderson, MN ranks as a solid market for rental property investors. Median prices of $371K and rents of $1,368/mo drive the underlying numbers.
What is the average monthly rent in Henderson, MN?
Rental rates in Henderson, MN average $1,368/mo. Tenant demand and $371K home values make the yield look reasonable by investor standards.
Are landlord laws favorable in Henderson, MN?
MN law balanced for landlords, and Henderson inherits those rules. Investors should still review local ordinances for rental licensing.
How tight is the rental market in Henderson, MN?
Occupancy in Henderson, MN runs consistent with elevated vacancy. Well-priced units at $1,368/mo lease on reasonable timelines.
Are renters plentiful in Henderson, MN?
Tenant demand in Henderson, MN is solid. The local workforce $1,368/mo rents across most rental classes.
You know 56044 now. You don’t know where it ranks.
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How 56044 ranks in Minneapolis-St. Paul-Bloomington, MN-WI
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