1201 E 14th St · Hibbing, MN 55746

$130,000

4 bd · 1.0 ba · 954 sqft · Other public records · 156 Days on market

Built 1930 8,712 sqft lot $136/sqft · 39% above area Est $121k · 7% over

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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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +4.2/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3+ bedroom home with many interior updates. Give this home some love on the outside and make it your own or take advantage of the investment opportunity. Enjoy the mostly private corner lot. This home has a 2+ stall garage and sits on over 3 city lots. Schedule your showing today!

Key facts

• Over 3 city lots
• Private corner lot
• 8,712 sq ft lot

Tags

• PRIVATE CORNER LOT
• INVESTMENT OPPORTUNITY
• OVER 3 CITY LOTS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 6.4% in Hibbing — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#103 in MN, #2,307 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Hibbing Public School District (town): math 43% / reading 54% proficiency, ranked #150 of 301 in MN (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 96 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 639 units permitted in St. Louis County in 2024 (338 in 5+ unit buildings).
• This rent runs 35% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $61k; list at $130k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 1.25% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.59%
• DSCR: 1.69
• GRM: 6.7

CMA / ARV

• ARV (median comp): $121,220
• List price: $130,000
• Delta: 7.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.4%
• Equity multiple: 1.25×
• Total profit: $9,024
• Equity at exit: $19,383

10-year hold

• IRR: 15.7%
• Equity multiple: 2.28×
• Total profit: $46,526
• Equity at exit: $11,240

Cash invested: $36,400 (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 55746

• Home prices YoY: -18.7%
• Active inventory: 96
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,627 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$77 /mo · $922/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $473

Break-even live

Break-even rent $1,029

Max offer price $130,000

Occupancy floor 66%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Southview Dr Hibbing, MN	1.0–3.0	1.0	833	$1,072	$1.29	13d	1	0.59mi

Listing history 22 events

1. 2026-06-19
   days on market $130,000 Active 156 DOM
2. 2026-06-18
   days on market $130,000 Active 155 DOM
3. 2026-06-17
   days on market $130,000 Active 154 DOM
4. 2026-06-16
   days on market $130,000 Active 153 DOM
5. 2026-06-15
   days on market $130,000 Active 152 DOM
6. 2026-06-14
   days on market $130,000 Active 150 DOM
7. 2026-06-13
   days on market $130,000 Active 149 DOM
8. 2026-06-10
   days on market $130,000 Active 147 DOM
9. 2026-06-09
   days on market $130,000 Active 146 DOM
10. 2026-06-08
    days on market $130,000 Active 145 DOM
11. 2026-06-07
    days on market $130,000 Active 144 DOM
12. 2026-06-05
    days on market $130,000 Active 141 DOM
13. 2026-06-03
    days on market $130,000 Active 140 DOM
14. 2026-06-02
    days on market $130,000 Active 139 DOM
15. 2026-06-01
    days on market $130,000 Active 138 DOM
16. 2026-05-31
    days on market $130,000 Active 137 DOM
17. 2026-05-30
    days on market $130,000 Active 136 DOM
18. 2026-01-13
    listed $130,000 Active 281-char remark

    Show marketing remark (281 chars)

    3+ bedroom home with many interior updates. Give this home some love on the outside and make it your own or take advantage of the investment opportunity. Enjoy the mostly private corner lot. This home has a 2+ stall garage and sits on over 3 city lots. Schedule your showing today!

19. 2022-10-24
    soldstatus $61,000
20. 2022-10-06
    soldstatus $61,000 328-char remark

    Show marketing remark (328 chars)

    Lots of charm and character for this affordable home! 3BR / 1.5 BA / 2 car garage on a big corner lot right across the street from the golf course. Nice privacy trees surround the property and has a fenced in backyard with deck / seating area. Large main living spaces. Home needs some TLC but has lots of potential! Call today!

21. 2022-08-04
    listed $60,000 328-char remark

    Show marketing remark (328 chars)

    Lots of charm and character for this affordable home! 3BR / 1.5 BA / 2 car garage on a big corner lot right across the street from the golf course. Nice privacy trees surround the property and has a fenced in backyard with deck / seating area. Large main living spaces. Home needs some TLC but has lots of potential! Call today!

22. 2003-07-03
    soldstatus $40,000

ⓘ 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: $922 · $77/mo
• Projected year-2 tax: $1,189 · $99/mo
• Expected delta: +$267/yr (+$22/mo · 29.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,528
• − Mortgage interest: −$7,282
• − Property taxes: −$922
• − Insurance: −$650
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$3,782
• Taxable income: $3,768
• Est. tax owed @ 24.0%: −$904
• After-tax cash flow: $4,770/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)

• District: Hibbing Public School District
• NCES district ID: 2713980
• Math proficiency: 43% ▼ -14.00%
• Reading proficiency: 54% ▼ -13.00%
• Median HH income: $41,666
• Composite: 40.7/100
• National rank: #3667
• State rank: #150 of 301 in MN

Livability — Hibbing

• Score: 79/100
• State rank: #103
• US rank: #2307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hibbing, MN
• County: Saint Louis County · 115,152 people
• City population: 16,730
• Metro: Duluth, MN-WI
• Population (ZIP): 16,730
• Household income: $55,823
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 623.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 2% Hispanic / Latino 2%
• Common ancestry: Portuguese 10% Lithuanian 2% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 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: ▼ -50.85%
• Current HPI: 220.7198
• 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

+225.0% since first listed

5 events — show timeline

• 2026-01-13 Listed $130,000 RAOR
• 2022-10-24 Sold (Public Records) $61,000 Public Records
• 2022-10-06 Sold (MLS) $61,000 RAOR
• 2022-08-04 Listed $60,000 RAOR
• 2003-07-03 Sold (Public Records) $40,000 Public Records

Property tax history

+18.5%/yr

Latest (2025): $922 · +34.4% YoY. Source: county tax records.