Real Estate Investing in Carlos, Minnesota (56319)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 56319 (Carlos, MN)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 20.3% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 30.3 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Carlos, MN (56319)?
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Market Analysis: 56319 Carlos
ZIP 56319 inside Douglas County looks affordable on the surface — median value of $327K — but the discount exists for reasons that a careful buyer should understand before committing.
In practical terms, the numbers look inviting — $327K purchase price, 0.0% nominal cap — the work to hit that pro forma in 56319 is substantial and deserves full respect.
ZIP 56319's metrics run below Douglas County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
From an investor standpoint, 1,336 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The right play in 56319 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 Carlos:
Market Trends
Home Value History (with trend line)
📊 How Does 56319 Compare?
| Metric | 56319 | Carlos | Alexandria, MN | Minnesota |
|---|---|---|---|---|
| Home Value | $327,102 | $327,102 | N/A | $340,597 |
| 5-Year CAGR | 5.4% | 5.4% | N/A | 4.9% |
| Avg Rent | $900 | $900 | N/A | - |
| Cap Rate | 2.2% | 2.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 56319 (Carlos, MN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $327,102 |
| Monthly Rent | $900 |
| Price-to-Rent | 30.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.3% |
| Cap Rate | 2.2% |
| 5-Year IRR | 7.6% |
📈 Home Appreciation
| 1-Year | +7.5% ▲ |
| 3-Year CAGR | +4.2% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 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 (2.2%). 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 56319
Population: 1,336
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 56319
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 2,415 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much does a house cost in Carlos, MN?
Carlos, MN median home values land near $327K. That is reasonable territory for investors looking at $900/mo-per-month rentals.
How strong are rents in Carlos, MN?
Carlos, MN rentals go for roughly $900/mo a month. That puts gross yield in solid territory relative to $327K acquisition costs.
Which investment style suits Carlos, MN?
Carlos, MN investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($327K prices, $900/mo rents) make it a reasonable choice.
What is the rental occupancy rate in Carlos, MN?
Carlos, MN carries elevated vacancy risk. Expect reliable absorption at market rents of $900/mo.
Are eviction rules reasonable in Carlos, MN?
The landlord environment in Carlos, MN is balanced. Statewide rules shape most day-to-day operations for rental owners.
You know 56319 now. You don’t know where it ranks.
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