512 Memorial Dr · Buhl, MN 55713

$95,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 52 Days on market

Built 1950 7,187 sqft lot $110/sqft · 11% above area Est $150k · 37% under

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Why this score? — see what drove the B 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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• Appreciation +6.3/10.0
• 1% rule +5.1/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this ranch-style home in Buhl, MN, offering a functional layout and great value in the heart of the Iron Range. This 2 bedroom, 1.75 bathroom home features convenient main-level living with two bedrooms, a full bathroom, a spacious kitchen, and a large living room filled with natural light—perfect for comfortable everyday living. The lower level adds additional living space with a finished family room, 3/4 bathroom, and a dedicated laundry and utility area, providing flexibility for entertaining, hobbies, or guest space. Outside, enjoy the benefits of durable steel siding, a good-sized yard, and a 2-car garage with alley access. The property also includes off-street parking, adding extra convenience for homeowners and guests. This home offers a great opportunity to own a well-laid-out property in Buhl, Minnesota, with space, functionality, and strong potential.

Key facts

• Spacious kitchen
• Ranch-style home
• Large living room

Tags

• RANCH-STYLE HOME
• MAIN-LEVEL LIVING
• SPACIOUS KITCHEN
• LARGE LIVING ROOM
• FINISHED FAMILY ROOM
• DEDICATED LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($964 rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#347 in MN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Mountain Iron-Buhl School District (town): math 36% / reading 51% proficiency, ranked #196 of 301 in MN (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 639 units permitted in St. Louis County in 2024 (338 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($657 loan paydown + $3k appreciation (2.6% local appreciation)).
• At projected returns (2.6% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $48k; list at $95k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.65%
• DSCR: 1.38
• GRM: 8.2

CMA / ARV

• ARV (median comp): $150,139
• List price: $95,000
• Delta: -36.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 Mueller Ave	0.08mi	2/1.0	775 (-10%)	6mo	$127,095	$164	74
515 Woodbridge Ave	0.25mi	2/1.8	893 (+3%)	19mo	$55,000	$62	64

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

Projected returns pro-forma

2.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.82×
• Total profit: $21,832
• Equity at exit: $40,815

10-year hold

• IRR: 16.7%
• Equity multiple: 3.36×
• Total profit: $62,817
• Equity at exit: $61,461

Cash invested: $26,600 (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 55713

• Home prices YoY: 1.0%
• Active inventory: 11
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $964 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$32 /mo · $380/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $192

Break-even live

Break-even rent $721

Max offer price $95,000

Occupancy floor 75%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $95,000 Active 52 DOM
2. 2026-06-18
   days on market $95,000 Active 51 DOM
3. 2026-06-17
   days on market $95,000 Active 50 DOM
4. 2026-06-16
   days on market $95,000 Active 49 DOM
5. 2026-06-15
   days on market $95,000 Active 48 DOM
6. 2026-06-14
   days on market $95,000 Active 46 DOM
7. 2026-06-13
   days on market $95,000 Active 45 DOM
8. 2026-06-10
   days on market $95,000 Active 43 DOM
9. 2026-06-09
   days on market $95,000 Active 42 DOM
10. 2026-06-08
    days on market $95,000 Active 41 DOM
11. 2026-06-07
    days on market $95,000 Active 40 DOM
12. 2026-06-02
    days on market $95,000 Active 35 DOM
13. 2026-06-01
    days on market $95,000 Active 34 DOM
14. 2026-05-31
    days on market $95,000 Active 33 DOM
15. 2026-05-30
    days on market $95,000 Active 32 DOM
16. 2026-04-20
    listed $95,000 Active 890-char remark

    Show marketing remark (890 chars)

    Welcome to this ranch-style home in Buhl, MN, offering a functional layout and great value in the heart of the Iron Range. This 2 bedroom, 1.75 bathroom home features convenient main-level living with two bedrooms, a full bathroom, a spacious kitchen, and a large living room filled with natural light—perfect for comfortable everyday living. The lower level adds additional living space with a finished family room, 3/4 bathroom, and a dedicated laundry and utility area, providing flexibility for entertaining, hobbies, or guest space. Outside, enjoy the benefits of durable steel siding, a good-sized yard, and a 2-car garage with alley access. The property also includes off-street parking, adding extra convenience for homeowners and guests. This home offers a great opportunity to own a well-laid-out property in Buhl, Minnesota, with space, functionality, and strong potential.

17. 2026-04-20
    listed $95,000 Active 890-char remark

    Show marketing remark (890 chars)

    Welcome to this ranch-style home in Buhl, MN, offering a functional layout and great value in the heart of the Iron Range. This 2 bedroom, 1.75 bathroom home features convenient main-level living with two bedrooms, a full bathroom, a spacious kitchen, and a large living room filled with natural light—perfect for comfortable everyday living. The lower level adds additional living space with a finished family room, 3/4 bathroom, and a dedicated laundry and utility area, providing flexibility for entertaining, hobbies, or guest space. Outside, enjoy the benefits of durable steel siding, a good-sized yard, and a 2-car garage with alley access. The property also includes off-street parking, adding extra convenience for homeowners and guests. This home offers a great opportunity to own a well-laid-out property in Buhl, Minnesota, with space, functionality, and strong potential.

18. 2004-10-13
    soldstatus $47,500

ⓘ 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: $380 · $32/mo
• Projected year-2 tax: $722 · $60/mo
• Expected delta: +$342/yr (+$28/mo · 90.0%)

ⓘ 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 ≥90°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,563
• − Mortgage interest: −$5,321
• − Property taxes: −$380
• − Insurance: −$475
• − Repairs & maintenance: −$925
• − Management: −$925
• − Depreciation: −$2,764
• Taxable income: $772
• Est. tax owed @ 24.0%: −$185
• After-tax cash flow: $2,116/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: Mountain Iron-Buhl School District
• NCES district ID: 2700001
• Math proficiency: 36% ▼ -10.00%
• Reading proficiency: 51% ▼ -12.00%
• Median HH income: $46,501
• Composite: 37.01/100
• National rank: #4519
• State rank: #196 of 301 in MN

Livability — Buhl

• Score: 70/100
• State rank: #347
• US rank: #8042

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buhl, MN
• City population: 1,048
• Population (ZIP): 1,048

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 (92%)
• Race & ethnicity: White 92% Two or more races 7% Asian 1%
• Common ancestry: Portuguese 9% Subsaharan African 3% Scottish 2%
• Foreign-born: 2% · Vietnam
• Languages at home: 98% English-only · Vietnamese 1% Arabic 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: ▲ 2.64%
• Current HPI: 263.4977
• Rent YoY: —
• Metro: —
• 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

+100.0% since first listed

3 events — show timeline

• 2026-04-20 Listed $95,000 RAOR
• 2026-04-20 Listed $95,000 LSAR
• 2004-10-13 Sold (Public Records) $47,500 Public Records

Property tax history

+7.2%/yr

Latest (2025): $380 · -1.6% YoY. Source: county tax records.