808 S 11th St · Montevideo, MN 56265

$70,000

1 bd · 1.0 ba · 703 sqft · SingleFamily · 48 Days on market

Built 1950 9,147 sqft lot ↓ 35% since listing

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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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +4.0/10.0
• 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

Are you looking for a small home that’s just the right size for you? Well congratulations – you’ve found it! This adorable, single level home offers the ultimate in comfort and efficiency. With its freshly painted interior, new light fixtures, plus a modern split air unit for effortless heating and cooling. The single garage and driveway provide hassle-free parking, while the spacious back yard invites you to relax and enjoy, plus a rhubarb patch that’s just begging to be turned into a delicious pie.

Key facts

• Large deck
• Modern appliances
• Full basement

Tags

• HARDWOOD FLOORS
• MODERN APPLIANCES
• LARGE DECK
• FULL BASEMENT
• LOCAL AMENITIES
• PARKS

Property features AI

Exterior

• Parking: Attached garage (1-car)
• Utilities: City water; City sewer; Electric and natural gas available
• Home design: Residential single-story property; Main entry at ground level
• Construction: Foundation: Other
• Exterior features: Vinyl exterior; Lot approximately 0.21 acres (70 x 130)

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Ductless mini-split heating and cooling; Fireplace heating
• Interior features: One main-level living area; No basement; No-stairs access both inside and outside; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($813 rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.6% in Montevideo — 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 (#101 in MN, #2,281 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Montevideo Public School District (town): math 44% / reading 50% proficiency, ranked #159 of 301 in MN (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 86 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 13 units permitted in Chippewa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Chippewa County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $40k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 B-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?
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: 1.16% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.14%
• DSCR: 1.41
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.5%
• Equity multiple: 0.91×
• Total profit: $-1,817
• Equity at exit: $10,437

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $10,733
• Equity at exit: $6,052

Cash invested: $19,600 (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 56265

• Home prices YoY: -27.2%
• Active inventory: 86
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $813 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$97 /mo · $1,164/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $149

Break-even live

Break-even rent $624

Max offer price $70,000

Occupancy floor 77%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 S 5th St Unit 215-8 Montevideo, MN	2.0	1.0	623	$895	$1.44	43d	1	0.57mi
215 S 5th St Unit 215-9 Montevideo, MN	1.0	1.0	576	$725	$1.26	43d	1	0.57mi

Listing history 36 events

1. 2026-06-17
   status $70,000 Pending 48 DOM
2. 2026-06-16
   days on market $70,000 Active 48 DOM
3. 2026-06-15
   days on market $70,000 Active 47 DOM
4. 2026-06-13
   days on market $70,000 Active 45 DOM
5. 2026-06-12
   days on market $70,000 Active 44 DOM
6. 2026-06-09
   pricedays on market $70,000 Active 41 DOM
7. 2026-06-08
   days on market $85,977 Active 40 DOM
8. 2026-06-07
   days on market $85,977 Active 39 DOM
9. 2026-06-05
   days on market $85,977 Active 37 DOM
10. 2026-06-04
    pricedays on market $85,977 Active 35 DOM
11. 2026-06-02
    days on market $90,503 Active 34 DOM
12. 2026-06-01
    days on market $90,503 Active 33 DOM
13. 2026-05-31
    days on market $90,503 Active 32 DOM
14. 2026-05-31
    days on market $90,503 Active 31 DOM
15. 2026-05-18
    status Active 312-char remark
16. 2026-05-15
    price $95,267 312-char remark
17. 2026-05-12
    price $100,270 312-char remark
18. 2026-05-07
    price $105,547 312-char remark
19. 2026-05-05
    price $107,702 312-char remark
20. 2026-04-29
    listed $109,900 Active 312-char remark
21. 2025-06-11
    soldstatus $85,000
22. 2025-06-06
    soldstatus $85,000 Sold 529-char remark

    Show marketing remark (529 chars)

    Are you looking for a small home that’s just the right size for you? Well congratulations – you’ve found it! This adorable, single level home offers the ultimate in comfort and efficiency. With its freshly painted interior, new light fixtures, plus a modern split air unit for effortless heating and cooling. The single garage and driveway provide hassle-free parking, while the spacious back yard invites you to relax and enjoy, plus a rhubarb patch that’s just begging to be turned into a delicious pie.

23. 2025-05-16
    status Pending 529-char remark

    Show marketing remark (529 chars)

    Are you looking for a small home that’s just the right size for you? Well congratulations – you’ve found it! This adorable, single level home offers the ultimate in comfort and efficiency. With its freshly painted interior, new light fixtures, plus a modern split air unit for effortless heating and cooling. The single garage and driveway provide hassle-free parking, while the spacious back yard invites you to relax and enjoy, plus a rhubarb patch that’s just begging to be turned into a delicious pie.

24. 2025-05-13
    historical Contingent - Inspection 529-char remark

    Show marketing remark (529 chars)

    Are you looking for a small home that’s just the right size for you? Well congratulations – you’ve found it! This adorable, single level home offers the ultimate in comfort and efficiency. With its freshly painted interior, new light fixtures, plus a modern split air unit for effortless heating and cooling. The single garage and driveway provide hassle-free parking, while the spacious back yard invites you to relax and enjoy, plus a rhubarb patch that’s just begging to be turned into a delicious pie.

25. 2025-02-14
    status Active 529-char remark

    Show marketing remark (529 chars)

    Are you looking for a small home that’s just the right size for you? Well congratulations – you’ve found it! This adorable, single level home offers the ultimate in comfort and efficiency. With its freshly painted interior, new light fixtures, plus a modern split air unit for effortless heating and cooling. The single garage and driveway provide hassle-free parking, while the spacious back yard invites you to relax and enjoy, plus a rhubarb patch that’s just begging to be turned into a delicious pie.

26. 2025-02-10
    historical Contingent - Inspection 529-char remark

    Show marketing remark (529 chars)

    Are you looking for a small home that’s just the right size for you? Well congratulations – you’ve found it! This adorable, single level home offers the ultimate in comfort and efficiency. With its freshly painted interior, new light fixtures, plus a modern split air unit for effortless heating and cooling. The single garage and driveway provide hassle-free parking, while the spacious back yard invites you to relax and enjoy, plus a rhubarb patch that’s just begging to be turned into a delicious pie.

27. 2024-11-26
    listed $89,350 Active 529-char remark

    Show marketing remark (529 chars)

    Are you looking for a small home that’s just the right size for you? Well congratulations – you’ve found it! This adorable, single level home offers the ultimate in comfort and efficiency. With its freshly painted interior, new light fixtures, plus a modern split air unit for effortless heating and cooling. The single garage and driveway provide hassle-free parking, while the spacious back yard invites you to relax and enjoy, plus a rhubarb patch that’s just begging to be turned into a delicious pie.

28. 2024-06-07
    soldstatus $65,100
29. 2024-06-05
    soldstatus $65,100 Sold

    Show marketing remark (297 chars)

    Are you looking for a small cozy home,Here you go. 703 finished sq. ft. to live in on one level. Everything you need without the extra space to heat and cool. The large lot gives you plenty of space if you would like to garden and there is already a rhubarb patch to give your your seasonal treat.

30. 2024-04-18
    status Pending

    Show marketing remark (297 chars)

    Are you looking for a small cozy home,Here you go. 703 finished sq. ft. to live in on one level. Everything you need without the extra space to heat and cool. The large lot gives you plenty of space if you would like to garden and there is already a rhubarb patch to give your your seasonal treat.

31. 2024-02-14
    status Active

    Show marketing remark (297 chars)

    Are you looking for a small cozy home,Here you go. 703 finished sq. ft. to live in on one level. Everything you need without the extra space to heat and cool. The large lot gives you plenty of space if you would like to garden and there is already a rhubarb patch to give your your seasonal treat.

32. 2023-12-12
    historical Contingent - Inspection

    Show marketing remark (297 chars)

    Are you looking for a small cozy home,Here you go. 703 finished sq. ft. to live in on one level. Everything you need without the extra space to heat and cool. The large lot gives you plenty of space if you would like to garden and there is already a rhubarb patch to give your your seasonal treat.

33. 2023-12-01
    price $79,500

    Show marketing remark (297 chars)

    Are you looking for a small cozy home,Here you go. 703 finished sq. ft. to live in on one level. Everything you need without the extra space to heat and cool. The large lot gives you plenty of space if you would like to garden and there is already a rhubarb patch to give your your seasonal treat.

34. 2023-11-21
    price $84,900

    Show marketing remark (297 chars)

    Are you looking for a small cozy home,Here you go. 703 finished sq. ft. to live in on one level. Everything you need without the extra space to heat and cool. The large lot gives you plenty of space if you would like to garden and there is already a rhubarb patch to give your your seasonal treat.

35. 2023-11-10
    price $89,500

    Show marketing remark (297 chars)

    Are you looking for a small cozy home,Here you go. 703 finished sq. ft. to live in on one level. Everything you need without the extra space to heat and cool. The large lot gives you plenty of space if you would like to garden and there is already a rhubarb patch to give your your seasonal treat.

36. 2023-09-26
    listed $99,700 Active

    Show marketing remark (297 chars)

    Are you looking for a small cozy home,Here you go. 703 finished sq. ft. to live in on one level. Everything you need without the extra space to heat and cool. The large lot gives you plenty of space if you would like to garden and there is already a rhubarb patch to give your your seasonal treat.

ⓘ 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: $1,164 · $97/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,760
• − Mortgage interest: −$3,921
• − Property taxes: −$1,164
• − Insurance: −$350
• − Repairs & maintenance: −$781
• − Management: −$781
• − Depreciation: −$2,036
• Taxable income: $727
• Est. tax owed @ 24.0%: −$174
• After-tax cash flow: $1,617/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: Montevideo Public School District
• NCES district ID: 2721320
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 50% ▼ -9.00%
• Median HH income: $49,188
• Composite: 40.2/100
• National rank: #3783
• State rank: #159 of 301 in MN

Livability — Montevideo

• Score: 79/100
• State rank: #101
• US rank: #2281

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: Montevideo, MN
• Population (ZIP): 7,433

Population outlook (Chippewa County) Hauer SSP2

• Today (2025): 11,593 people
• By 2030: 11,294 · -2.6%
• By 2040: 10,715 · -7.6%
• By 2050: 10,229 · -11.8%
• By 2075: 9,600 · -17.2%
• By 2100: 8,500 · -26.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 4% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 35% Iranian 3% Romanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 2%

Political lean MEDSL · Chippewa

• 2024 margin: Solid R (+34.1) · D 32.2% · R 66.3% · Other 1.6%
• 2008→2024 swing: -40.0pp toward R · 2008: 5.9pp · 2024: -34.1pp
• All cycles: 2024: R+34.1 2020: R+30.6 2016: R+28.9 2012: D+1.9 2008: D+5.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.18%
• Current HPI: 222.6691
• 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

-34.8% since first listed

28 events — show timeline

• 2026-06-17 Sold (MLS) $65,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-16 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-09 Price Changed $70,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-09 Price Changed $81,678 NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-03 Price Changed $85,977 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-21 Price Changed $90,503 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-18 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-15 Price Changed $95,267 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-12 Price Changed $100,270 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $105,547 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-05 Price Changed $107,702 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-29 Listed $109,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-11 Sold (Public Records) $85,000 Public Records
• 2025-06-06 Sold (MLS) $85,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-05-16 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-05-13 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2025-02-14 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2025-02-10 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2024-11-26 Listed $89,350 NORTHSTARMLS as Distributed by MLS Grid
• 2024-06-07 Sold (Public Records) $65,100 Public Records
• 2024-06-05 Sold (MLS) $65,100 NORTHSTARMLS as Distributed by MLS Grid
• 2024-04-18 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2024-02-14 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2023-12-12 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2023-12-01 Price Changed $79,500 NORTHSTARMLS as Distributed by MLS Grid
• 2023-11-21 Price Changed $84,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-11-10 Price Changed $89,500 NORTHSTARMLS as Distributed by MLS Grid
• 2023-09-26 Listed $99,700 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+11.6%/yr

Latest (2026): $1,164 · +73.7% YoY. Source: county tax records.