Todd (MN) Investor Pulse Report (2025-Q4)

Landlords in Todd County, MN, collectively own 690 single-family residential properties, representing 10.3% of the total SFR market of 6,726 properties.

Individual investors overwhelmingly dominate the market, holding 582 properties (84.3%) compared to companies owning 112 properties (16.2%), highlighting a strong mom-and-pop presence.

The investor-owned portfolio is heavily geared towards rentals, with 667 properties (96.7% of all landlord-owned SFR) classified as rented, confirming a focus on generating rental income.

Cash purchases are prevalent among landlords, with 511 properties acquired without financing, while 179 properties are currently financed.

Individual landlords significantly outnumber company landlords by a ratio of 8.08 to 1, with 695 individual entities compared to 86 company entities, underscoring the fragmented and individual-driven nature of the local investor market.

In Q4 2025, landlords acquired properties at a considerable discount, paying an average of $87,595, which is $144,416 (62.2%) less than the $232,011 paid by traditional homeowners.

This significant price gap underscores landlords' ability to identify and secure properties well below the broader market average.

The landlord acquisition price discount has fluctuated considerably over the past year, from a high of 77.9% in Q1 2025 to 48.9% in Q3, demonstrating a dynamic pricing environment in Todd County, MN.

Landlord average acquisition prices have seen a notable decline, dropping from $169,957 in 2024 to an average of $99,799 in 2025.

Properties acquired by landlords during the pandemic-era (2020-2023) averaged $121,650, which is $34,055 (28.0%) higher than the average Q4 2025 landlord acquisition price of $87,595, indicating a recent decrease in acquisition costs.

The consistently lower prices paid by landlords suggest a focus on properties requiring value-add or those acquired through non-traditional channels, differing significantly from homeowner purchases.

Landlords in Todd County, MN, accounted for 8.1% of all single-family residential purchases in Q4 2025, acquiring 7 of the total 86 properties transacted.

The entirety of Q4 landlord purchasing activity, 100.0% (8 properties across tiers), came from mom-and-pop landlords (Tiers 01-04), demonstrating their sole presence in the market's recent acquisitions.

There was no purchasing activity from institutional investors (Tier 09) during Q4 2025, further emphasizing the small-investor dominance in this market.

The single-property landlord tier (Tier 01) was the most active, with 7 entities collectively purchasing 5 properties, representing 62.5% of all landlord acquisitions in Q4.

Entities from Tiers 02, 03-05, and 06-10 each purchased 1 property in Q4, with one entity active in each of these tiers respectively, showing broad but limited activity across small landlord segments.

Mom-and-pop landlords (Tiers 01-04) collectively dominate the SFR investment market in Todd County, MN, controlling a staggering 96.3% of all investor-owned properties.

Single-property owners (Tier 01) are the most significant segment, holding 518 properties, which represents 71.2% of the total investor-owned portfolio.

Institutional investors (Tier 09, 1000+ properties) have no presence in this market, controlling 0.0% of the investor-owned SFR portfolio, in stark contrast to national narratives.

The distribution of ownership is highly concentrated among smaller landlords, with Tiers 01-04 (1-10 properties) accounting for nearly all (96.3%) of the investor holdings.

Smaller-medium landlords (Tiers 05-08) hold a minimal share, with Tier 05 (11-20 properties) owning 24 properties (3.3%) and Tiers 07-08 (51-1000 properties) owning just 3 properties (0.4%).

Comparing Q4 activity (100.0% mom-and-pop purchases) to the overall ownership (96.3% mom-and-pop), it indicates that recent activity continues to heavily favor small investors, solidifying their market position.

Individual investors overwhelmingly dominate company ownership across all reported tiers, with no tier showing companies as the majority owner in Todd County, MN.

The highest concentration of individual ownership is found in the single-property tier (Tier 01), where individuals account for 91.4% of properties, while companies hold 8.6%.

Companies achieve their highest proportional representation in the 6-10 property tier, holding 43.6% of properties, demonstrating their presence even in mid-sized portfolios, though still a minority.

Even in the small-medium tier (11-20 properties), individual investors maintain a strong majority, owning 87.5% of properties compared to companies at 12.5%.

The consistent individual dominance across all tiers signifies that the investment market in Todd County, MN, is primarily driven by small, private landlords rather than corporate entities.

This distinct ownership pattern highlights a market less susceptible to the large-scale investment strategies often associated with corporate landlords.

Investor-owned properties in Todd County, MN, show clear geographic concentration within specific zip codes, with MN-Todd-56347 leading in volume with 185 landlord-owned SFR properties.

The highest investor ownership rate is found in MN-Todd-56466, where 15.4% of SFR properties are landlord-owned, indicating significant investor penetration in this area.

MN-Todd-56453 also shows a high investor ownership rate at 15.1%, making it another key area for landlord activity within the county.

Zip code MN-Todd-56446 demonstrates both a notable count of 47 investor-owned properties and a high ownership rate of 12.6%, suggesting it is an active and appealing market for landlords.

Regions with high property counts, like MN-Todd-56347, often correlate with high investor ownership rates, indicating particular sub-geographies within Todd County are focal points for investment.

These patterns highlight targeted investment strategies within certain communities, rather than a uniform distribution across the entire county.

Landlords in Todd County, MN, consistently operate as net buyers, demonstrating a strong accumulation trend with a buy-to-sell ratio of 4.33x in 2025 (52 buys vs. 12 sells).

In Q4 2025, landlords remained net buyers, acquiring 10 properties while selling 5, resulting in a net increase of 5 properties to their portfolios.

Over the past year, landlord purchasing activity has seen a slight decline, with 52 properties bought in 2025 compared to 63 acquisitions in 2024, yet they remain significantly active.

The quarterly buy/sell ratios vary, with Q3 2025 showing the highest ratio at 8.0x (24 buys vs. 3 sells), indicating periods of aggressive acquisition relative to divestment.

There is no recorded transactional activity for institutional investors (1000+ tier), further underscoring that large corporate entities do not play a role in this specific market's transaction dynamics.

The sustained net buying position across multiple quarters and years highlights landlords' ongoing confidence and investment in the Todd County, MN, SFR market.

Landlords were involved in 10 transactions in Q4 2025, representing 7.4% of the total 135 SFR transactions in Todd County, MN, indicating a relatively low but active share of the market.

Single-property landlords (Tier 01) were the most active segment, accounting for 7 of the 10 landlord transactions at an average purchase price of $78,157.

A notable trend reveals that larger mom-and-pop tiers paid significantly more per property in Q4; Tier 06-10 landlords averaged $142,251, a substantial $64,094 higher than Tier 01 purchases.

One transaction in the Small landlord (3-5) tier was an inter-landlord trade, representing 100.0% of that tier's Q4 activity, suggesting a niche internal market for some smaller portfolios.

There was no recorded transaction activity from institutional investors (Tier 09) in Q4, reinforcing their absence in both ownership and transaction data for this county.

The varying average purchase prices by tier, from $78,157 for Tier 01 to $142,251 for Tier 06-10, indicate diverse acquisition strategies and target property types among different landlord sizes.