1800 N 9th Ave · Virginia, MN 55792

$129,000

2 bd · 2.0 ba · 2,352 sqft · SingleFamily public records · 24 Days on market

Built 1953 10,019 sqft lot Est $252k · 49% under

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• Schools +5.0/10.0
• 1% rule +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This versatile commercial property offers an exceptional opportunity in a prime, high-traffic location. Situated near top attractions—including hotels, snowmobile and ATV trails, cross-country skiing, hiking, and golfing—the setting is perfectly positioned to capture year-round interest from both visitors and locals. The property serves as a blank canvas for your entrepreneurial vision, whether you are considering a café, retail shop, outfitter, or rental business. As an added benefit, the upper level features a comfortable two-bedroom, one-bath apartment, providing a convenient on-site live-work arrangement. Whether you are an investor, a first-time business owner, or a

Key facts

• Golfing
• Cross country skiing
• Near top attractions

Tags

• HIGH TRAFFIC LOCATION
• NEAR TOP ATTRACTIONS
• SNOWMOBILE AND ATV TRAILS
• CROSS COUNTRY SKIING
• HIKING
• GOLFING

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer
• Home design: Residential property
• Construction: Frame construction; Stucco siding; Vinyl siding; Wood siding; Rubber roof
• Exterior features: Irregular lot shape

Interior

• Kitchen: Electric range; Gas range; Refrigerator; Electric water heater
• Heating & cooling: Central air conditioning; Electric heating; Forced air heating; Natural gas heating
• Interior features: Electric water heater; Dryer; Washer; Electric range; Gas range; Refrigerator
• Laundry & utility: Washer and dryer included; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (8.7% below list).
• Recommended offer: $118k (8.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#664 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, crime D, health & safety D.
• Market conditions: 64 active listings in the ZIP; 639 units permitted in St. Louis County in 2024 (338 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $129k implies a 187% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,771 (8.7% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.48%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $251,664
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
928 16th St St N	0.16mi	3/1.8 (+1)	2,429 (+3%)	10mo	$260,000	$107	73
824 14th St N	0.27mi	2/1.8	2,208 (-6%)	14mo	$141,000	$64	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-10,466
• Equity at exit: $19,234

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $4,161
• Equity at exit: $11,154

Cash invested: $36,120 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 46 Balanced
• State Minnesota: 46 Balanced · D+2
• County: — inherits STATE
• City: — inherits STATE

2024 reforms strengthened tenant protections; ramsey/hennepin courts paced moderate to slow.

Methodology + full state rankings →

ZIP-level market 55792

• Home prices YoY: -26.5%
• Active inventory: 64
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,178 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$35 /mo · $424/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $165

Break-even live

Break-even rent $969

Max offer price $129,000

Occupancy floor 81%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $129,000 Active 24 DOM
2. 2026-06-18
   days on market $129,000 Active 23 DOM
3. 2026-06-17
   days on market $129,000 Active 22 DOM
4. 2026-06-16
   days on market $129,000 Active 21 DOM
5. 2026-06-15
   days on market $129,000 Active 20 DOM
6. 2026-06-14
   days on market $129,000 Active 18 DOM
7. 2026-06-13
   pricedays on market $129,000 Active 17 DOM
8. 2026-06-10
   days on market $145,000 Active 15 DOM
9. 2026-06-09
   days on market $145,000 Active 14 DOM
10. 2026-06-08
    days on market $145,000 Active 13 DOM
11. 2026-06-07
    days on market $145,000 Active 12 DOM
12. 2026-06-05
    days on market $145,000 Active 9 DOM
13. 2026-06-03
    days on market $145,000 Active 8 DOM
14. 2026-06-02
    days on market $145,000 Active 7 DOM
15. 2026-06-01
    days on market $145,000 Active 6 DOM
16. 2026-05-31
    days on market $145,000 Active 5 DOM
17. 2026-05-30
    days on market $145,000 Active 4 DOM
18. 2026-05-15
    listed $145,000 Active
19. 2015-06-12
    soldstatus $45,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MN · Partial reset (capped growth)

• Current annual tax: $424 · $35/mo
• Projected year-2 tax: $934 · $78/mo
• Expected delta: +$510/yr (+$43/mo · 120.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,133
• − Mortgage interest: −$7,226
• − Property taxes: −$424
• − Insurance: −$645
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$3,753
• Taxable loss: −$176
• Est. tax savings @ 24.0%: +$42
• After-tax cash flow: $2,020/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

No district data.

Livability — Virginia

• Score: 63/100
• State rank: #664
• US rank: #15991

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing A+ Health & safety D User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Virginia, MN
• County: Saint Louis County · 115,152 people
• City population: 9,663
• Metro: Duluth, MN-WI
• Population (ZIP): 9,663
• Household income: $53,750
• Rent vs Own: 37.5% rent · 62.5% own
• Severe rent burden: 286.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 202,411 people
• By 2030: 203,234 · +0.4%
• By 2040: 202,520 · +0.1%
• By 2050: 200,853 · -0.8%
• By 2075: 200,943 · -0.7%
• By 2100: 192,058 · -5.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Native American 3% Asian 1%
• Common ancestry: Portuguese 12% Romanian 4% Lithuanian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · St. Louis

• 2024 margin: D (+13.7) · D 55.9% · R 42.2% · Other 1.8%
• 2008→2024 swing: -18.8pp toward R · 2008: 32.5pp · 2024: 13.7pp
• All cycles: 2024: D+13.7 2020: D+15.6 2016: D+11.8 2012: D+29.6 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.05%
• Current HPI: 199.7165
• Rent YoY: —
• Metro: Duluth, MN-WI
• State GDP YoY: ▲ 2.41%
• F500 in state: 34

Industry mix (Fortune 500 HQ in MN)

Industry	F500 HQs	Revenue
▸Healthcare	2	$407B
▸Retail	2	$150B
▸Consumer Goods	2	$32B
▸Industrial Machinery	2	$6B
▸Agriculture	1	$40B
▸Healthcare / Medical Devices	1	$32B

Price history

+222.2% since first listed

2 events — show timeline

• 2026-05-15 Listed $145,000 RAOR
• 2015-06-12 Sold (Public Records) $45,000 Public Records

Property tax history

-14.8%/yr

Latest (2021): $424 · +26.9% YoY. Source: county tax records.