19556 550th Ave · Green Valley, MN 56470

$1

2 bd · 1.0 ba · 1,344 sqft · SingleFamily · 70 Days on market

Built 2011 80 ac lot

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is a live, absolute real-estate auction: Saturday, April 11, 2026 at 1:01 p.m. CST. Showing of properties will be Friday April 3, 2026 at 1:01 p.m. CST to 4:01 p.m. CST. First half of the 2026 real estate taxes will be paid by seller. Buyer is responsible for the second half of the real estate taxes. Here is your opportunity to purchase an 80 acre parcel with 2 bedroom, 1 bath, 1,344 sf rambler. Single floor slab on grade home. It has the efficient in-floor heat system, LP Forced Air furnace and A/C, and heat pump. Located on a secluded dead end road.

Key facts

• In-floor heat system
• Heat pump
• A/c

Tags

• IN-FLOOR HEAT SYSTEM
• LP FORCED AIR FURNACE
• A/C
• HEAT PUMP
• SECLUDED DEAD END ROAD

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $1 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $772 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($977 rent vs $1).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Park Rapids Public School District (rural): math 37% / reading 48% proficiency, ranked #206 of 301 in MN (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 129 active listings in the ZIP; 156 units permitted in Becker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Becker County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($0) 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 97683.00% ✓
• Cap rate: 926032.84%
• Cash-on-cash: 3307237.67%
• DSCR: 147154.47
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 175588.68×
• Total profit: $49,165
• Equity at exit: $1

10-year hold

• IRR: —
• Equity multiple: 379144.47×
• Total profit: $106,160
• Equity at exit: $2

Cash invested: $0 (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 56470

• Home prices YoY: 5.8%
• Active inventory: 129

Monthly cashflow live

• Estimated rent: $977 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $772

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-01
   status Active 569-char remark

   Show marketing remark (569 chars)

   This is a live, absolute real-estate auction: Saturday, April 11, 2026 at 1:01 p.m. CST. Showing of properties will be Friday April 3, 2026 at 1:01 p.m. CST to 4:01 p.m. CST. First half of the 2026 real estate taxes will be paid by seller. Buyer is responsible for the second half of the real estate taxes. Here is your opportunity to purchase an 80 acre parcel with 2 bedroom, 1 bath, 1,344 sf rambler. Single floor slab on grade home. It has the efficient in-floor heat system, LP Forced Air furnace and A/C, and heat pump. Located on a secluded dead end road.

2. 2026-04-28
   historical 569-char remark

   Show marketing remark (569 chars)

   This is a live, absolute real-estate auction: Saturday, April 11, 2026 at 1:01 p.m. CST. Showing of properties will be Friday April 3, 2026 at 1:01 p.m. CST to 4:01 p.m. CST. First half of the 2026 real estate taxes will be paid by seller. Buyer is responsible for the second half of the real estate taxes. Here is your opportunity to purchase an 80 acre parcel with 2 bedroom, 1 bath, 1,344 sf rambler. Single floor slab on grade home. It has the efficient in-floor heat system, LP Forced Air furnace and A/C, and heat pump. Located on a secluded dead end road.

3. 2026-03-15
   listed $1 Active 569-char remark

   Show marketing remark (569 chars)

   This is a live, absolute real-estate auction: Saturday, April 11, 2026 at 1:01 p.m. CST. Showing of properties will be Friday April 3, 2026 at 1:01 p.m. CST to 4:01 p.m. CST. First half of the 2026 real estate taxes will be paid by seller. Buyer is responsible for the second half of the real estate taxes. Here is your opportunity to purchase an 80 acre parcel with 2 bedroom, 1 bath, 1,344 sf rambler. Single floor slab on grade home. It has the efficient in-floor heat system, LP Forced Air furnace and A/C, and heat pump. Located on a secluded dead end road.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥94°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,722
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$938
• − Management: −$938
• − Depreciation: −$0
• Taxable income: $9,846
• Est. tax owed @ 24.0%: −$2,363
• After-tax cash flow: $6,897/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: Park Rapids Public School District
• NCES district ID: 2728080
• Math proficiency: 37% ▼ -9.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $45,641
• Composite: 36.11/100
• National rank: #4751
• State rank: #206 of 301 in MN

Livability — Green Valley

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 10,859

Population outlook (Becker County) Hauer SSP2

• Today (2025): 34,604 people
• By 2030: 35,095 · +1.4%
• By 2040: 35,691 · +3.1%
• By 2050: 35,869 · +3.7%
• By 2075: 36,103 · +4.3%
• By 2100: 32,798 · -5.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 16% Romanian 3% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Becker

• 2024 margin: Solid R (+33.1) · D 32.7% · R 65.8% · Other 1.5%
• 2008→2024 swing: -26.3pp toward R · 2008: -6.9pp · 2024: -33.1pp
• All cycles: 2024: R+33.1 2020: R+30.1 2016: R+33.2 2012: R+14.6 2008: R+6.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.99%
• Current HPI: 294.1751
• 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