417 Arlington Rd · Hoyt Lakes, MN 55750

$99,000

4 bd · 2.0 ba · 960 sqft · Other public records · 94 Days on market

Built 1957 6,970 sqft lot $103/sqft · 9% above area Est $116k · 15% 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 +28.5/30.0
• ARV discount +14.1/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable Opportunity in the Heart of Hoyt Lakes! Nestled in the charming Iron Range community of Hoyt Lakes, this 4-bedroom, 2-bathroom home offers incredible potential for the buyer ready to add their personal touch. With solid bones and a great layout, a little TLC and elbow grease is all it takes to transform this property into a truly cute and comfortable home. The home features a smart split layout with two bedrooms on the main level and two additional bedrooms on the upper level, offering flexibility and privacy for the whole family. Two full bathrooms and a single-stall garage round out the package — that garage being a true necessity come Minnesota winter! Downstairs, the unfinished basement is a blank canvas just waiting to be brought to life. Whether you envision a cozy family room for movie nights, a private den or home office, or even an additional non-egress bedroom for guests, the space is there — you just need the vision. Located in Hoyt Lakes, you'll enjoy the tight-knit community feel, access to stunning outdoor recreation, and the natural beauty of Minnesota's North Shore region right at your doorstep. Don't miss your chance to build sweat equity in a home with real potential. Schedule your showing today!

Key facts

• Unfinished basement
• Single-stall garage
• Gorgeous scenery

Tags

• TWO BEDROOMS ON THE MAIN LEVEL
• TWO ON THE UPPER LEVEL
• SINGLE-STALL GARAGE
• UNFINISHED BASEMENT
• GORGEOUS SCENERY
• ENDLESS OUTDOOR RECREATION

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $99k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#270 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools D, amenities F.
• Mesabi East School District (rural): math 27% / reading 47% proficiency, ranked #240 of 301 in MN (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 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 $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $99k implies a 435% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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 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?
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: 1.28% ✓
• Cap rate: 10.21%
• Cash-on-cash: 14.00%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (median comp): $116,047
• List price: $99,000
• Delta: -14.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.3%
• Equity multiple: 1.16×
• Total profit: $4,568
• Equity at exit: $14,761

10-year hold

• IRR: 13.8%
• Equity multiple: 2.10×
• Total profit: $30,562
• Equity at exit: $8,560

Cash invested: $27,720 (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 55750

• Home prices YoY: -23.3%
• Active inventory: 23
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,269 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$119 /mo · $1,426/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $323

Break-even live

Break-even rent $860

Max offer price $99,000

Occupancy floor 70%

Sensitivity live

Price	-10% $379	-5% $351	+0% $323	+5% $295	+10% $267
Rent	-10% $223	-5% $273	+0% $323	+5% $373	+10% $424
Rate	-1.0pp $373	-0.5pp $349	base $323	+0.5pp $298	+1.0pp $272

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $99,000 Active 94 DOM
2. 2026-06-19
   days on market $99,000 Active 92 DOM
3. 2026-06-18
   days on market $99,000 Active 91 DOM
4. 2026-06-17
   days on market $99,000 Active 90 DOM
5. 2026-06-16
   days on market $99,000 Active 89 DOM
6. 2026-06-15
   days on market $99,000 Active 88 DOM
7. 2026-06-14
   days on market $99,000 Active 86 DOM
8. 2026-06-13
   days on market $99,000 Active 85 DOM
9. 2026-06-10
   days on market $99,000 Active 83 DOM
10. 2026-06-09
    days on market $99,000 Active 82 DOM
11. 2026-06-08
    days on market $99,000 Active 81 DOM
12. 2026-06-07
    days on market $99,000 Active 80 DOM
13. 2026-06-03
    days on market $99,000 Active 76 DOM
14. 2026-06-02
    days on market $99,000 Active 75 DOM
15. 2026-06-01
    days on market $99,000 Active 74 DOM
16. 2026-05-31
    days on market $99,000 Active 73 DOM
17. 2026-05-30
    days on market $99,000 Active 72 DOM
18. 2026-04-27
    status Active 1261-char remark

    Show marketing remark (1261 chars)

    Affordable Opportunity in the Heart of Hoyt Lakes! Nestled in the charming Iron Range community of Hoyt Lakes, this 4-bedroom, 2-bathroom home offers incredible potential for the buyer ready to add their personal touch. With solid bones and a great layout, a little TLC and elbow grease is all it takes to transform this property into a truly cute and comfortable home. The home features a smart split layout with two bedrooms on the main level and two additional bedrooms on the upper level, offering flexibility and privacy for the whole family. Two full bathrooms and a single-stall garage round out the package — that garage being a true necessity come Minnesota winter! Downstairs, the unfinished basement is a blank canvas just waiting to be brought to life. Whether you envision a cozy family room for movie nights, a private den or home office, or even an additional non-egress bedroom for guests, the space is there — you just need the vision. Located in Hoyt Lakes, you'll enjoy the tight-knit community feel, access to stunning outdoor recreation, and the natural beauty of Minnesota's North Shore region right at your doorstep. Don't miss your chance to build sweat equity in a home with real potential. Schedule your showing today!

19. 2026-04-20
    historical Contingent - Subject to Financing 1261-char remark

    Show marketing remark (1261 chars)

    Affordable Opportunity in the Heart of Hoyt Lakes! Nestled in the charming Iron Range community of Hoyt Lakes, this 4-bedroom, 2-bathroom home offers incredible potential for the buyer ready to add their personal touch. With solid bones and a great layout, a little TLC and elbow grease is all it takes to transform this property into a truly cute and comfortable home. The home features a smart split layout with two bedrooms on the main level and two additional bedrooms on the upper level, offering flexibility and privacy for the whole family. Two full bathrooms and a single-stall garage round out the package — that garage being a true necessity come Minnesota winter! Downstairs, the unfinished basement is a blank canvas just waiting to be brought to life. Whether you envision a cozy family room for movie nights, a private den or home office, or even an additional non-egress bedroom for guests, the space is there — you just need the vision. Located in Hoyt Lakes, you'll enjoy the tight-knit community feel, access to stunning outdoor recreation, and the natural beauty of Minnesota's North Shore region right at your doorstep. Don't miss your chance to build sweat equity in a home with real potential. Schedule your showing today!

20. 2026-04-16
    price $102,900 1261-char remark

    Show marketing remark (1261 chars)

    Affordable Opportunity in the Heart of Hoyt Lakes! Nestled in the charming Iron Range community of Hoyt Lakes, this 4-bedroom, 2-bathroom home offers incredible potential for the buyer ready to add their personal touch. With solid bones and a great layout, a little TLC and elbow grease is all it takes to transform this property into a truly cute and comfortable home. The home features a smart split layout with two bedrooms on the main level and two additional bedrooms on the upper level, offering flexibility and privacy for the whole family. Two full bathrooms and a single-stall garage round out the package — that garage being a true necessity come Minnesota winter! Downstairs, the unfinished basement is a blank canvas just waiting to be brought to life. Whether you envision a cozy family room for movie nights, a private den or home office, or even an additional non-egress bedroom for guests, the space is there — you just need the vision. Located in Hoyt Lakes, you'll enjoy the tight-knit community feel, access to stunning outdoor recreation, and the natural beauty of Minnesota's North Shore region right at your doorstep. Don't miss your chance to build sweat equity in a home with real potential. Schedule your showing today!

21. 2026-04-15
    price $102,900 1247-char remark

    Show marketing remark (1247 chars)

    Opportunity in the Heart of Hoyt Lakes! Nestled in the charming Iron Range community of Hoyt Lakes, this 4-bedroom, 2-bathroom home offers incredible potential for the buyer ready to add their personal touch. With solid bones and a great layout, a little TLC and elbow grease is all it takes to transform this property into a truly cute and comfortable home. The home features a smart split layout with two bedrooms on the main level and two additional bedrooms on the upper level, offering flexibility and privacy for the whole family. Two full bathrooms and a single-stall garage round out the package — that garage being a true necessity come Minnesota winter! Downstairs, the unfinished basement is a blank canvas just waiting to be brought to life. Whether you envision a cozy family room for movie nights, a private den or home office, or even an additional non-egress bedroom for guests, the space is there — you just need the vision. Located in Hoyt Lakes, you'll enjoy the tight-knit community feel, access to stunning outdoor recreation, and the natural beauty of Minnesota's North Shore region right at your doorstep. Don't miss your chance to build sweat equity in a home with real potential. Schedule your showing today!

22. 2026-04-15
    price $102,900

    Show marketing remark (1247 chars)

    Opportunity in the Heart of Hoyt Lakes! Nestled in the charming Iron Range community of Hoyt Lakes, this 4-bedroom, 2-bathroom home offers incredible potential for the buyer ready to add their personal touch. With solid bones and a great layout, a little TLC and elbow grease is all it takes to transform this property into a truly cute and comfortable home. The home features a smart split layout with two bedrooms on the main level and two additional bedrooms on the upper level, offering flexibility and privacy for the whole family. Two full bathrooms and a single-stall garage round out the package — that garage being a true necessity come Minnesota winter! Downstairs, the unfinished basement is a blank canvas just waiting to be brought to life. Whether you envision a cozy family room for movie nights, a private den or home office, or even an additional non-egress bedroom for guests, the space is there — you just need the vision. Located in Hoyt Lakes, you'll enjoy the tight-knit community feel, access to stunning outdoor recreation, and the natural beauty of Minnesota's North Shore region right at your doorstep. Don't miss your chance to build sweat equity in a home with real potential. Schedule your showing today!

23. 2026-03-19
    listed $104,900 Active 1261-char remark

    Show marketing remark (1247 chars)

    Opportunity in the Heart of Hoyt Lakes! Nestled in the charming Iron Range community of Hoyt Lakes, this 4-bedroom, 2-bathroom home offers incredible potential for the buyer ready to add their personal touch. With solid bones and a great layout, a little TLC and elbow grease is all it takes to transform this property into a truly cute and comfortable home. The home features a smart split layout with two bedrooms on the main level and two additional bedrooms on the upper level, offering flexibility and privacy for the whole family. Two full bathrooms and a single-stall garage round out the package — that garage being a true necessity come Minnesota winter! Downstairs, the unfinished basement is a blank canvas just waiting to be brought to life. Whether you envision a cozy family room for movie nights, a private den or home office, or even an additional non-egress bedroom for guests, the space is there — you just need the vision. Located in Hoyt Lakes, you'll enjoy the tight-knit community feel, access to stunning outdoor recreation, and the natural beauty of Minnesota's North Shore region right at your doorstep. Don't miss your chance to build sweat equity in a home with real potential. Schedule your showing today!

24. 2026-03-19
    listed $104,900 Active 1247-char remark

    Show marketing remark (1247 chars)

    Opportunity in the Heart of Hoyt Lakes! Nestled in the charming Iron Range community of Hoyt Lakes, this 4-bedroom, 2-bathroom home offers incredible potential for the buyer ready to add their personal touch. With solid bones and a great layout, a little TLC and elbow grease is all it takes to transform this property into a truly cute and comfortable home. The home features a smart split layout with two bedrooms on the main level and two additional bedrooms on the upper level, offering flexibility and privacy for the whole family. Two full bathrooms and a single-stall garage round out the package — that garage being a true necessity come Minnesota winter! Downstairs, the unfinished basement is a blank canvas just waiting to be brought to life. Whether you envision a cozy family room for movie nights, a private den or home office, or even an additional non-egress bedroom for guests, the space is there — you just need the vision. Located in Hoyt Lakes, you'll enjoy the tight-knit community feel, access to stunning outdoor recreation, and the natural beauty of Minnesota's North Shore region right at your doorstep. Don't miss your chance to build sweat equity in a home with real potential. Schedule your showing today!

25. 2026-03-19
    listed $104,900 Active

    Show marketing remark (1247 chars)

    Opportunity in the Heart of Hoyt Lakes! Nestled in the charming Iron Range community of Hoyt Lakes, this 4-bedroom, 2-bathroom home offers incredible potential for the buyer ready to add their personal touch. With solid bones and a great layout, a little TLC and elbow grease is all it takes to transform this property into a truly cute and comfortable home. The home features a smart split layout with two bedrooms on the main level and two additional bedrooms on the upper level, offering flexibility and privacy for the whole family. Two full bathrooms and a single-stall garage round out the package — that garage being a true necessity come Minnesota winter! Downstairs, the unfinished basement is a blank canvas just waiting to be brought to life. Whether you envision a cozy family room for movie nights, a private den or home office, or even an additional non-egress bedroom for guests, the space is there — you just need the vision. Located in Hoyt Lakes, you'll enjoy the tight-knit community feel, access to stunning outdoor recreation, and the natural beauty of Minnesota's North Shore region right at your doorstep. Don't miss your chance to build sweat equity in a home with real potential. Schedule your showing today!

26. 2016-09-22
    soldstatus $18,500
27. 2016-06-29
    listed $25,000

ⓘ 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: $1,426 · $119/mo
• Projected year-2 tax: $1,426 · $119/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 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,229
• − Mortgage interest: −$5,546
• − Property taxes: −$1,426
• − Insurance: −$495
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$2,880
• Taxable income: $2,446
• Est. tax owed @ 24.0%: −$587
• After-tax cash flow: $3,293/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: Mesabi East School District
• NCES district ID: 2791450
• Math proficiency: 27% ▼ -17.00%
• Reading proficiency: 47% ▼ -8.00%
• Median HH income: $47,546
• Composite: 31.69/100
• National rank: #5922
• State rank: #240 of 301 in MN

Livability — Hoyt Lakes

• Score: 72/100
• State rank: #270
• US rank: #5844

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hoyt Lakes, MN
• Population (ZIP): 2,078

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 6% Native American 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Portuguese 19% Lithuanian 4% Romanian 4%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -52.12%
• Current HPI: 171.9924
• 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

+311.6% since first listed

10 events — show timeline

• 2026-04-27 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-20 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-16 Price Changed $102,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $102,900 LSAR
• 2026-04-15 Price Changed $102,900 RAOR
• 2026-03-19 Listed $104,900 RAOR
• 2026-03-19 Listed $104,900 LSAR
• 2026-03-19 Listed $104,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-09-22 Sold (MLS) $18,500 RAOR
• 2016-06-29 Listed $25,000 RAOR

Property tax history

+2.3%/yr

Latest (2025): $1,426 · +20.6% YoY. Source: county tax records.