701 10th St N · Virginia, MN 55792

$75,000

2 bd · 2.0 ba · 1,760 sqft · Other public records · 54 Days on market

Built 1910 2,962 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully leased upper/lower duplex features include hardwood flooring, Jack & Jill bathroom, large living spaces, corner lot and a two car garage.

Key facts

• Hardwood flooring
• Large living spaces
• Corner lot

Tags

• HARDWOOD FLOORING
• JACK & JILL BATHROOM
• LARGE LIVING SPACES
• CORNER LOT

Property features AI

Finance

• Other: 2 total units; Each unit approx. 880 sq ft (main level finished area 880; above-grade finished area 1,760 total); Building area total 2,640; below-grade area 880; foundation area 880
• Financial info: Standard rental license in place; Tenant pays all utilities; Owner pays water; Conventional financing type; Gross income: $17,400; Net operating income: $10,750; Water & sewer expense: $1,500; Insurance expense: $750

Exterior

• Parking: Detached or attached 2-car garage (22 x 22)
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Duplex (up and down); Residential income property; Two levels
• Construction: Block foundation
• Exterior features: Corner lot; Porch

Interior

• Bedrooms: 4 total bedrooms; Each unit has 2 bedrooms (duplex up and down)
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Full basement; Basement is finished (full); Forced air heat
• Laundry & utility: Laundry in basement; Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 7.5% in Virginia — 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 63/100 on livability (#664 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, crime D, health & safety D.
• Market conditions: 64 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 $519 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 $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago 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 $54k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1910 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.56% ✓
• Cap rate: 12.78%
• Cash-on-cash: 23.16%
• DSCR: 2.03
• GRM: 5.3

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: 16.2%
• Equity multiple: 1.65×
• Total profit: $13,677
• Equity at exit: $11,183

10-year hold

• IRR: 24.8%
• Equity multiple: 3.15×
• Total profit: $45,219
• Equity at exit: $6,485

Cash invested: $21,000 (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 55792

• Home prices YoY: -26.5%
• Active inventory: 64
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $405

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 60%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-07
   status Pending 149-char remark

   Show marketing remark (149 chars)

   Fully leased upper/lower duplex features include hardwood flooring, Jack & Jill bathroom, large living spaces, corner lot and a two car garage.

2. 2026-05-07
   status Pending

   Show marketing remark (149 chars)

   Fully leased upper/lower duplex features include hardwood flooring, Jack & Jill bathroom, large living spaces, corner lot and a two car garage.

3. 2026-05-02
   historical
4. 2026-03-07
   listed $75,000 Active 149-char remark

   Show marketing remark (149 chars)

   Fully leased upper/lower duplex features include hardwood flooring, Jack & Jill bathroom, large living spaces, corner lot and a two car garage.

5. 2026-03-07
   listed $75,000 Active

   Show marketing remark (149 chars)

   Fully leased upper/lower duplex features include hardwood flooring, Jack & Jill bathroom, large living spaces, corner lot and a two car garage.

6. 2013-02-05
   soldstatus $53,900
7. 2013-01-18
   soldstatus $53,900 289-char remark

   Show marketing remark (289 chars)

   Spacious and clean describe this income producing duplex with a dependable rental history. Original hardwood floors and woodwork are in good condition. Walking distance to the clinic, hospital and park. Updated kitchen in downstairs unit. Set up a showing today. You won't be disappointed!

8. 2012-11-29
   listed $62,000 289-char remark

   Show marketing remark (289 chars)

   Spacious and clean describe this income producing duplex with a dependable rental history. Original hardwood floors and woodwork are in good condition. Walking distance to the clinic, hospital and park. Updated kitchen in downstairs unit. Set up a showing today. You won't be disappointed!

9. 2003-07-18
   soldstatus $47,500

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥90°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: $14,029
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$2,182
• Taxable income: $3,902
• Est. tax owed @ 24.0%: −$936
• After-tax cash flow: $3,927/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)

No district data.

Livability — Virginia

• Score: 63/100
• State rank: #664
• US rank: #15991

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Virginia, MN
• County: Saint Louis County · 115,152 people
• City population: 9,663
• Metro: Duluth, MN-WI
• Population (ZIP): 9,663
• Household income: $53,750
• Rent vs Own: 37.5% rent · 62.5% own
• Severe rent burden: 286.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Native American 3% Asian 1%
• Common ancestry: Portuguese 12% Romanian 4% Lithuanian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 1% Other Asian/Pacific 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: ▼ -72.05%
• Current HPI: 199.7165
• Rent YoY: —
• Metro: Duluth, MN-WI
• 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

+57.9% since first listed

9 events — show timeline

• 2026-05-07 Pending — RAOR
• 2026-05-07 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-07 Listed $75,000 RAOR
• 2026-03-07 Listed $75,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-02-05 Sold (Public Records) $53,900 Public Records
• 2013-01-18 Sold (MLS) $53,900 RAOR
• 2012-11-29 Listed $62,000 RAOR
• 2003-07-18 Sold (Public Records) $47,500 Public Records

Property tax history

+12.5%/yr

Latest (2025): $3,916 · +6.5% YoY. Source: county tax records.