0004100

Minnesota

Tax DeedpendingSells Oct 19, 2026 · in 16 days

Opening bid

Assessed value

$400

Market / AVM

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Taxes owed

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Parcel number: 0004100
Case number: —
Land use: —
Building: —
Acreage: —
Lot size: —
Year built: —
Owner of record: —

County records

Official appraiser / assessor — free, always available. Copy the parcel number if the link opens a search page.

Google Maps (parcel / address search) ↗

Todd County rules

Sale type: Tax Deed
Redemption: 3 years from judgment (5 years for homestead/ag land)
Return if redeemed: N/A — outright deed transfer
Statute: Minnesota Statutes Ch. 280–282

Full county profile →

Historical comps

No historical bucket for MN|Tax Deed

No recorded comps yet for this state/sale type. Run deedpilot-copilot import-history --deep and build-history-index.

Index 2026-08-01 · 87,879 total recorded outcomes

Verify before you bid

This record was compiled from the published sale list. Parcels are pulled, redeemed, and re-priced up to the moment of sale. Confirm the lot is still in the sale, and confirm the opening bid, directly with the county.

Deal analysis

Your maximum bid

-$3,627

Do not bid — the numbers do not clear your margin.

Opening bid $3

Room to bid -$3,630

Confidence: medium — ARV derived from assessed value, not comps.

History-guided suggestion

Pass

History + oracle say stay out or wait — do not chase.

History sample

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Median sold

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p(redeem) prior

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No historical bucket for MN|Tax Deed; suggestion uses oracle only.
Oracle says no-bid — suggestion is pass.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Assessed $400 ÷ 1 assessment ratio. Minn. Stat. § 273.11 subd. 1: "all property shall be valued at its market value." Class rates under § 273.13 are applied afterwards to compute tax capacity and do not reduce the assessed value. The estimated market value is also what § 282.005 uses to set the opening price at a tax-forfeited sale.

After-repair value: $400
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$32
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical MN range ($1,800–$5,000, ~5 months).: −$3,400
Deed recording and transferassumed Typical MN recording and deed issuance cost.: −$250
Holding costs (3 months)assumed Taxes, insurance, and securing the property at ~$75/month.: −$225
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$120
Maximum bid: -$3,627

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. THE SAME PARCEL HAS TWO PRICES THIRTY DAYS APART, AND THE SECOND IS THE TAX BILL. Under § 282.005 the initial price is "equal to the estimated market value, as determined by the most recent assessment", and "the property must not be sold for less than the initial price for 30 days after it is initially made available at auction". Then: "if no buyer is willing to pay the initial price, the price for the property must be reduced to the minimum bid" — the sum of delinquent taxes, special assessments, penalties, interest and costs. A Minnesota listing is worth almost nothing at market value and potentially a great deal at the tax debt, and the engine cannot tell which stage an opening bid represents. Establish that before treating a Minnesota figure as real.
The ratio is 1.0 because the assessor's estimated market value is already a market figure, so a derived Minnesota ARV is only as good as the last assessment. It is the same number the county opened the auction at, which means a parcel that failed to sell at its EMV has been rejected by the market at exactly the value this ARV asserts — read a no-sale as evidence about the number, not just about the parcel.
Costs exceed what the property can support at your target margin. There is no bid at which this clears.

AI risk brief

Reads this parcel against ToddCounty's rules and flags what could go wrong — surviving liens, redemption exposure, title cost, and the facts we don't have. Takes about 35 seconds; the result is saved, so opening this lot again is instant.