7370 Hunter Cir · Brainerd, MN 56401

$165,000

2 bd · 1.0 ba · 1,117 sqft · Other · 96 Days on market

Built 2026 2.97 ac lot

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Why this score? — see what drove the D 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 +15.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

C4D Available! Here’s your chance to step into a nearly completed modern build and bring your vision to life. Set on 2.97 private acres, this unique property features two modern single-slope rooflines that give it a clean, architectural feel. Most of the heavy lifting is already done. Framing, windows, and much of the exterior siding are in place, with the remaining siding materials already on site. Estimated quotes to complete the project range from $60,000–$80,000, leaving value opportunity for a builder, contractor, or savvy investor. Still needed: Septic, well, HVAC, drywall finishing, flooring, cabinetry, bath finishes, and final detail work. With its modern design and setting, this property could make an incredible short-term rental, private home, or resale project. Finish it your way and capture the upside. A rare chance to control your finishes, your budget, and your equity.

Key facts

• 2.97 acre lot
• Built 2026
• Listed 96 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $0 ($3/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (20.9% below list).
• Recommended offer: $130k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.4% in Brainerd — 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 72/100 on livability (#272 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Brainerd Public School District (town): math 49% / reading 58% proficiency, ranked #85 of 301 in MN (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Riverside Elementary (math 57% / reading 47%, grade C-, #368 of 857 statewide, top 47%, 472 students, 66% FRL); Forestview Middle (math 45% / reading 60%, grade C+, #59 of 258 statewide, top 24%, 1,790 students, 45% FRL); Brainerd Senior High (math 47% / reading 62%, grade C-, #87 of 471 statewide, top 22%, 1,842 students, 35% FRL) — zoned schools average 48% FRL vs 31% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 409 active listings in the ZIP; 420 units permitted in Crow Wing County in 2024 (17 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Crow Wing County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $35k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $165k implies a 371% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,493 (20.9% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.73%
• DSCR: 1.08
• GRM: 10.5

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-26,769
• Equity at exit: $24,602

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-23,484
• Equity at exit: $14,266

Cash invested: $46,200 (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 56401

• Active inventory: 409
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$30 /mo · $362/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $0

Break-even live

Break-even rent $1,305

Max offer price $165,000

Occupancy floor 95%

Sensitivity live

Price	-10% $94	-5% $47	+0% $0	+5% $-46	+10% $-290
Rent	-10% $-103	-5% $-51	+0% $0	+5% $52	+10% $103
Rate	-1.0pp $83	-0.5pp $42	base $0	+0.5pp $-43	+1.0pp $-86

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-02
   status $165,000 Pending 96 DOM
2. 2026-06-01
   days on market $165,000 Active 96 DOM
3. 2026-05-31
   days on market $165,000 Active 95 DOM
4. 2026-05-30
   days on market $165,000 Active 94 DOM
5. 2026-05-13
   price $165,000 911-char remark

   Show marketing remark (911 chars)

   C4D Available! Here’s your chance to step into a nearly completed modern build and bring your vision to life. Set on 2.97 private acres, this unique property features two modern single-slope rooflines that give it a clean, architectural feel. Most of the heavy lifting is already done. Framing, windows, and much of the exterior siding are in place, with the remaining siding materials already on site. Estimated quotes to complete the project range from $60,000–$80,000, leaving value opportunity for a builder, contractor, or savvy investor. Still needed: Septic, well, HVAC, drywall finishing, flooring, cabinetry, bath finishes, and final detail work. With its modern design and setting, this property could make an incredible short-term rental, private home, or resale project. Finish it your way and capture the upside. A rare chance to control your finishes, your budget, and your equity.

6. 2026-04-27
   price $175,000 911-char remark

   Show marketing remark (911 chars)

   C4D Available! Here’s your chance to step into a nearly completed modern build and bring your vision to life. Set on 2.97 private acres, this unique property features two modern single-slope rooflines that give it a clean, architectural feel. Most of the heavy lifting is already done. Framing, windows, and much of the exterior siding are in place, with the remaining siding materials already on site. Estimated quotes to complete the project range from $60,000–$80,000, leaving value opportunity for a builder, contractor, or savvy investor. Still needed: Septic, well, HVAC, drywall finishing, flooring, cabinetry, bath finishes, and final detail work. With its modern design and setting, this property could make an incredible short-term rental, private home, or resale project. Finish it your way and capture the upside. A rare chance to control your finishes, your budget, and your equity.

7. 2026-03-16
   price $180,000 911-char remark

   Show marketing remark (911 chars)

   C4D Available! Here’s your chance to step into a nearly completed modern build and bring your vision to life. Set on 2.97 private acres, this unique property features two modern single-slope rooflines that give it a clean, architectural feel. Most of the heavy lifting is already done. Framing, windows, and much of the exterior siding are in place, with the remaining siding materials already on site. Estimated quotes to complete the project range from $60,000–$80,000, leaving value opportunity for a builder, contractor, or savvy investor. Still needed: Septic, well, HVAC, drywall finishing, flooring, cabinetry, bath finishes, and final detail work. With its modern design and setting, this property could make an incredible short-term rental, private home, or resale project. Finish it your way and capture the upside. A rare chance to control your finishes, your budget, and your equity.

8. 2026-03-05
   price $189,900 911-char remark

   Show marketing remark (911 chars)

   C4D Available! Here’s your chance to step into a nearly completed modern build and bring your vision to life. Set on 2.97 private acres, this unique property features two modern single-slope rooflines that give it a clean, architectural feel. Most of the heavy lifting is already done. Framing, windows, and much of the exterior siding are in place, with the remaining siding materials already on site. Estimated quotes to complete the project range from $60,000–$80,000, leaving value opportunity for a builder, contractor, or savvy investor. Still needed: Septic, well, HVAC, drywall finishing, flooring, cabinetry, bath finishes, and final detail work. With its modern design and setting, this property could make an incredible short-term rental, private home, or resale project. Finish it your way and capture the upside. A rare chance to control your finishes, your budget, and your equity.

9. 2026-02-26
   listed $199,900 Active 911-char remark

   Show marketing remark (911 chars)

   C4D Available! Here’s your chance to step into a nearly completed modern build and bring your vision to life. Set on 2.97 private acres, this unique property features two modern single-slope rooflines that give it a clean, architectural feel. Most of the heavy lifting is already done. Framing, windows, and much of the exterior siding are in place, with the remaining siding materials already on site. Estimated quotes to complete the project range from $60,000–$80,000, leaving value opportunity for a builder, contractor, or savvy investor. Still needed: Septic, well, HVAC, drywall finishing, flooring, cabinetry, bath finishes, and final detail work. With its modern design and setting, this property could make an incredible short-term rental, private home, or resale project. Finish it your way and capture the upside. A rare chance to control your finishes, your budget, and your equity.

10. 2026-02-24
    historical $199,900 911-char remark

    Show marketing remark (911 chars)

    C4D Available! Here’s your chance to step into a nearly completed modern build and bring your vision to life. Set on 2.97 private acres, this unique property features two modern single-slope rooflines that give it a clean, architectural feel. Most of the heavy lifting is already done. Framing, windows, and much of the exterior siding are in place, with the remaining siding materials already on site. Estimated quotes to complete the project range from $60,000–$80,000, leaving value opportunity for a builder, contractor, or savvy investor. Still needed: Septic, well, HVAC, drywall finishing, flooring, cabinetry, bath finishes, and final detail work. With its modern design and setting, this property could make an incredible short-term rental, private home, or resale project. Finish it your way and capture the upside. A rare chance to control your finishes, your budget, and your equity.

11. 2023-08-07
    soldstatus $35,000 Sold 256-char remark

    Show marketing remark (256 chars)

    A great lot with elbow space conveniently located close to all of Brainerd and Baxter's amenities. Lot is nicely wooded and is 2.97 acres situated on a paved road at the end of a cul-de-sac. If you're thinking of building, this lot would be a great choice!

12. 2023-07-24
    status Pending 256-char remark

    Show marketing remark (256 chars)

    A great lot with elbow space conveniently located close to all of Brainerd and Baxter's amenities. Lot is nicely wooded and is 2.97 acres situated on a paved road at the end of a cul-de-sac. If you're thinking of building, this lot would be a great choice!

13. 2023-07-20
    listed $37,500 Active 256-char remark

    Show marketing remark (256 chars)

    A great lot with elbow space conveniently located close to all of Brainerd and Baxter's amenities. Lot is nicely wooded and is 2.97 acres situated on a paved road at the end of a cul-de-sac. If you're thinking of building, this lot would be a great choice!

ⓘ 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: $362 · $30/mo
• Projected year-2 tax: $1,105 · $92/mo
• Expected delta: +$743/yr (+$62/mo · 205.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥94°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: $15,659
• − Mortgage interest: −$9,243
• − Property taxes: −$362
• − Insurance: −$1,622
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$4,800
• Taxable loss: −$2,873
• Est. tax savings @ 24.0%: +$690
• After-tax cash flow: $693/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: Brainerd Public School District
• NCES district ID: 2706090
• Math proficiency: 49% ▼ -13.00%
• Reading proficiency: 58% ▼ -9.00%
• Median HH income: $49,059
• Composite: 45.57/100
• National rank: #2596
• State rank: #85 of 301 in MN

Livability — Brainerd

• Score: 72/100
• State rank: #272
• US rank: #5889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Crow Wing County · 40,773 people
• City population: 31,841
• Metro: Brainerd, MN
• Population (ZIP): 31,841
• Household income: $73,128
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 454.0

Population outlook (Crow Wing County) Hauer SSP2

• Today (2025): 64,187 people
• By 2030: 64,057 · -0.2%
• By 2040: 62,470 · -2.7%
• By 2050: 59,064 · -8.0%
• By 2075: 48,738 · -24.1%
• By 2100: 36,112 · -43.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 2% Hispanic / Latino 2% Native American 1%
• Common ancestry: Portuguese 12% Romanian 6% Lithuanian 5%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Crow Wing

• 2024 margin: Solid R (+31.4) · D 33.6% · R 65.0% · Other 1.5%
• 2008→2024 swing: -23.7pp toward R · 2008: -7.7pp · 2024: -31.4pp
• All cycles: 2024: R+31.4 2020: R+29.7 2016: R+31.8 2012: R+13.4 2008: R+7.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -226.09%
• Current HPI: 220.3299
• Rent YoY: —
• Metro: Brainerd, MN
• 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

+340.0% since first listed

9 events — show timeline

• 2026-05-13 Price Changed $165,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $175,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-16 Price Changed $180,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-26 Listed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-24 Coming Soon $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-08-07 Sold (MLS) $35,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-07-24 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-07-20 Listed $37,500 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.7%/yr

Latest (2025): $362 · -2.2% YoY. Source: county tax records.