Renville County

Renville County prices a median home at $196,912, up 9.82% year-over-year, and carries an affordability index of 88, meaning housing costs remain meaningfully below what the typical household strains to carry. The overall score of 74 puts Renville in the 91st percentile nationally out of 1,000 counties scored, and 16th out of 87 Minnesota counties. The appreciation score of 80 is the standout number here. The cash-flow score of 0 and the missing cap rate and cash-on-cash figures are a candid signal: at current prices and a 6.85% financing rate, the numbers do not pencil cleanly for yield-first buyers without a meaningful down payment or purchase below list. This is a market that leans firmly toward the appreciation side of the spectrum rather than the day-one cash-flow side.

That positioning defines exactly who belongs here and who does not. An appreciation-oriented investor who can absorb modest or break-even monthly cash flow while the asset compounds at nearly 10% annually has a real argument for Renville. The affordability index of 88 also matters: entry at $196,912 with a $39,382 down payment is accessible for a smaller portfolio operator who would be priced out of metro markets. A pure cash-flow buyer targeting 8%+ cap rates will not find that here, at least not with standard financing at 6.85%. A value-add operator who can manufacture equity through renovation and push rents above market on a sub-$200K acquisition may be able to thread the needle, but the base-case underwrite at these inputs does not show it happening on its own.

On carry costs, the combined monthly tax and insurance load runs $243, built from a state-average effective property tax rate of 1.13% and an insurance rate of 0.35%. Note that the 1.13% figure is a state-average estimate from Tax Foundation 2024 data, and actual Renville County or township assessments may differ, so pull the real tax bill before closing. The 1.13% rate lands in the normal range and is not a drag that should reshape your underwrite the way a 1.8% or 2.0% rate would. Insurance at 0.35% on a $196,912 home produces $689 annually, which is manageable. Together, $243 a month is a fixed-cost line that a competent underwriter can absorb without alarm, assuming rents hold. Minnesota winters do drive property insurance considerations around water and freeze damage, so verify that the 0.35% estimate reflects adequate coverage for the climate exposure.

Renville is a rural agricultural county in south-central Minnesota with a population of 14,707. No economic anchor data was provided, so specific employer names are not included here. What the small population figure does tell you is that rental demand is narrow. A 14,707-person county likely has one primary town, a thin tenant pool, and low absolute transaction volume. If a major local employer contracts or relocates, vacancy pressure will be felt immediately and broadly. That concentration risk is inherent to markets this size and cannot be diversified away within the county itself. Stability scores at 50, which is mid-range, consistent with the vulnerability that comes with a small, agriculture-dependent population base.

Compared to the five neighboring counties, Renville's median price of $196,912 is cheaper than Rock County ($260,804), Wilkin ($209,079), and Lake of the Woods ($209,243), and only modestly above Swift ($188,268) and Pipestone ($189,757). On overall score, Renville ties Rock and Wilkin at 74, beats Swift (73) and Lake of the Woods (73), and trails Pipestone by one point (75). The pricing advantage over Rock County is the sharpest: $63,892 cheaper for an identical overall score is a meaningful gap if your thesis is appreciation capture on a limited equity base. Swift County is slightly cheaper at $188,268 but scores one point lower, so the risk-adjusted trade-off marginally favors Renville if you are comparing those two head-to-head. Choose Renville over Pipestone if price sensitivity matters more than the marginal one-point score difference. Choose Pipestone over Renville if that edge in overall score reflects a more favorable cash-flow or stability sub-score that aligns with your criteria. The most important filter here is not which neighbor scores highest but whether any rural Minnesota county at this population tier fits your vacancy and liquidity tolerance.