326 5th St St SW · Chisholm, MN 55719

$81,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 71 Days on market

Built 1925 3,049 sqft lot $81/sqft · 18% below area Est $99k · 18% under ↓ 5% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready home in a convenient location near Chisholm High School - with a fenced back yard and new gas furnace! 3 bedrooms / 1 bathroom / Vinyl siding / Main floor laundry / Large kitchen. A great alternative to renting!

Key facts

• Fenced back yard
• Convenient location
• New gas furnace

Tags

• FENCED BACK YARD
• NEW GAS FURNACE
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $81k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $81k).
• Recommended offer: $76k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 5.7% in Chisholm — 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 74/100 on livability (#224 in MN, #4,803 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Chisholm Public School District (town): math 37% / reading 46% proficiency, ranked #219 of 301 in MN (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 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 $560 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,140 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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 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?
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: 1.26% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.51%
• DSCR: 1.73
• GRM: 6.6

CMA / ARV

• ARV (median comp): $98,680
• List price: $81,000
• Delta: -17.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 SW 6th St	0.12mi	3/1.0	1,026 (+3%)	1mo	$127,000	$124	89
506 5th St SW	0.14mi	2/1.5 (-1)	992 (-1%)	4mo	$130,000	$131	82
322 6th St St SW	0.06mi	3/2.0	970 (-3%)	10mo	$145,000	$149	80
309 SW 6th St	0.10mi	3/1.0	891 (-11%)	1mo	$125,000	$140	76
22 SW 3rd St	0.31mi	3/1.0	1,060 (+6%)	2mo	$115,000	$108	74
504 SW 5th St	0.13mi	2/1.0 (-1)	1,106 (+11%)	7mo	$129,900	$117	66
410 SW 9th St SW	0.26mi	3/1.5	871 (-13%)	5mo	$115,000	$132	60
801 NW 3rd St	0.67mi	3/1.5	946 (-5%)	2mo	$200,000	$211	56
327 7th St St SW	0.15mi	2/3.0 (-1)	1,131 (+13%)	8mo	$115,000	$102	52
401 NW 1st Ave	0.61mi	2/1.2 (-1)	924 (-8%)	2mo	$50,000	$54	52
214 5th St St NW	0.64mi	3/1.0	908 (-9%)	13mo	$115,540	$127	44
304 NW 2nd St	0.45mi	2/1.0 (-1)	856 (-14%)	8mo	$49,000	$57	43

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: 7.6%
• Equity multiple: 1.30×
• Total profit: $6,727
• Equity at exit: $12,077

10-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $31,348
• Equity at exit: $7,003

Cash invested: $22,680 (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 55719

• Home prices YoY: -18.1%
• Active inventory: 36
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,017 medium
• Mortgage (P&I): −$425
• Tax from tax record: −$33 /mo · $392/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $312

Break-even live

Break-even rent $622

Max offer price $81,000

Occupancy floor 64%

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $81,000 Active 71 DOM
2. 2026-06-18
   days on market $81,000 Active 70 DOM
3. 2026-06-17
   days on market $81,000 Active 69 DOM
4. 2026-06-16
   days on market $81,000 Active 68 DOM
5. 2026-06-15
   days on market $81,000 Active 67 DOM
6. 2026-06-14
   days on market $81,000 Active 65 DOM
7. 2026-06-13
   days on market $81,000 Active 64 DOM
8. 2026-06-10
   days on market $81,000 Active 62 DOM
9. 2026-06-09
   days on market $81,000 Active 61 DOM
10. 2026-06-08
    days on market $81,000 Active 60 DOM
11. 2026-06-07
    days on market $81,000 Active 59 DOM
12. 2026-06-05
    days on market $81,000 Active 56 DOM
13. 2026-06-03
    days on market $81,000 Active 55 DOM
14. 2026-06-02
    days on market $81,000 Active 54 DOM
15. 2026-06-01
    days on market $81,000 Active 53 DOM
16. 2026-05-31
    days on market $81,000 Active 52 DOM
17. 2026-05-30
    days on market $81,000 Active 51 DOM
18. 2026-04-25
    price $81,000 225-char remark

    Show marketing remark (225 chars)

    Move-in ready home in a convenient location near Chisholm High School - with a fenced back yard and new gas furnace! 3 bedrooms / 1 bathroom / Vinyl siding / Main floor laundry / Large kitchen. A great alternative to renting!

19. 2026-04-09
    listed $85,000 Active 225-char remark

    Show marketing remark (225 chars)

    Move-in ready home in a convenient location near Chisholm High School - with a fenced back yard and new gas furnace! 3 bedrooms / 1 bathroom / Vinyl siding / Main floor laundry / Large kitchen. A great alternative to renting!

ⓘ 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: $392 · $33/mo
• Projected year-2 tax: $650 · $54/mo
• Expected delta: +$258/yr (+$21/mo · 65.7%)

ⓘ 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,202
• − Mortgage interest: −$4,537
• − Property taxes: −$392
• − Insurance: −$405
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$2,356
• Taxable income: $2,559
• Est. tax owed @ 24.0%: −$614
• After-tax cash flow: $3,131/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: Chisholm Public School District
• NCES district ID: 2708910
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 46% ▼ -14.00%
• Median HH income: $40,419
• Composite: 34.79/100
• National rank: #5114
• State rank: #219 of 301 in MN

Livability — Chisholm

• Score: 74/100
• State rank: #224
• US rank: #4803

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chisholm, MN
• Population (ZIP): 5,642

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Portuguese 9% Romanian 5% Iranian 1%
• Foreign-born: 0% · South Korea

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: ▼ -49.24%
• Current HPI: 222.3957
• 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

-4.7% since first listed

2 events — show timeline

• 2026-04-25 Price Changed $81,000 RAOR
• 2026-04-09 Listed $85,000 RAOR

Property tax history

+10.3%/yr

Latest (2025): $392 · -8.8% YoY. Source: county tax records.