910 Minnesota St · Hibbing, MN 55746

$162,000

3 bd · 2.0 ba · 1,396 sqft · SingleFamily public records · 28 Days on market

Built 1937 6,098 sqft lot $116/sqft · 13% above area Est $169k · at est.

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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 +15.4/30.0
• ARV discount +9.3/15.0
• DSCR +4.7/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1.5 Story Home Near Frank Hibbing Park offering Steel Siding, Upgraded Elec, new roof on house and garage 2022, beautiful hardwood, fresh paint and new flooring throughout. Great Layout with 2 main floor bedrooms and bath. 2nd Bath, storage and laundry in lower level. Gorgeous tongue and groove in upper area with new carpets and attic fan that Keeps whole house cool. Great Yard with a one stall garage, Patio area and extra storage shed. A Great Opportunity to live in one of Hibbing's finest neighborhoods.

Key facts

• Hardwood flooring
• Spacious backyard
• Steel storage shed

Tags

• HARDWOOD FLOORING
• MAIN FLOOR KITCHEN
• SPACIOUS BACKYARD
• SINGLE-STALL GARAGE
• STEEL STORAGE SHED

Property features AI

Exterior

• Parking: Detached garage with garage door opener (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories; Residential property
• Construction: Frame construction with metal siding; Asphalt shingle roof
• Exterior features: Patio; Lot approximately 125 x 50 (0.14 acres)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Heating & cooling: Forced air heating; Steam heating; Attic fan for cooling
• Interior features: Dishwasher; Electric range; Refrigerator; Electric water heater
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $6 ($71/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 $140k (13.3% below list).
• Recommended offer: $140k (13.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#103 in MN, #2,307 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Hibbing Public School District (town): math 43% / reading 54% proficiency, ranked #150 of 301 in MN (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lincoln Elementary (math 50% / reading 56%, grade C, #361 of 857 statewide, top 42%, 622 students, 52% FRL); Hibbing High (math 33% / reading 52%, grade F, #215 of 471 statewide, top 46%, 993 students, 37% FRL).
• Market conditions: 99 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 639 units permitted in St. Louis County in 2024 (338 in 5+ unit buildings).
• This rent runs 30% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,446 (13.3% below list)

Questions for the listing agent

1. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. 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?
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: 0.87% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 9.6

CMA / ARV

• ARV (median comp): $168,818
• List price: $162,000
• Delta: -4.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1109 Wisconsin St	0.10mi	2/1.0 (-1)	1,334 (-4%)	2mo	$170,000	$127	78
2101 12th Ave Ave E	0.30mi	3/1.5	1,324 (-5%)	1mo	$154,900	$117	75
2126 11th Ave E	0.34mi	3/1.8	1,372 (-2%)	8mo	$150,000	$109	74
2105 E 11th Ave	0.28mi	3/1.7	1,355 (-3%)	11mo	$99,000	$73	72
136 E 17th St	0.45mi	3/2.0	1,460 (+5%)	8mo	$155,000	$106	65
2121 5th Ave Ave E	0.44mi	3/2.5	1,500 (+7%)	10mo	$224,900	$150	57
2523 4th Avenue East Ave	0.74mi	3/3.0	1,395 (-0%)	8mo	$95,000	$68	54
2527 4th Ave Ave E	0.74mi	4/2.0 (+1)	1,369 (-2%)	4mo	$114,000	$83	54
2303 2nd Ave Ave E	0.65mi	2/1.0 (-1)	1,376 (-1%)	14mo	$59,900	$44	47
2524 3rd Ave E	0.74mi	4/1.5 (+1)	1,334 (-4%)	9mo	$113,000	$85	43
209 W Howard St	0.74mi	2/1.8 (-1)	1,477 (+6%)	10mo	$166,000	$112	42
2416 E 3rd Ave	0.67mi	3/2.0	1,218 (-13%)	9mo	$139,900	$115	40

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-25,861
• Equity at exit: $24,155

10-year hold

• IRR: -7.7%
• Equity multiple: 0.52×
• Total profit: $-21,987
• Equity at exit: $14,007

Cash invested: $45,360 (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 55746

• Home prices YoY: -18.7%
• Active inventory: 99
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,404 high
• Mortgage (P&I): −$850
• Tax from tax record: −$131 /mo · $1,572/yr
• Insurance: −$68
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $6

Break-even live

Break-even rent $1,397

Max offer price $162,000

Occupancy floor 95%

Sensitivity live

Price	-10% $98	-5% $52	+0% $6	+5% $-40	+10% $-86
Rent	-10% $-105	-5% $-50	+0% $6	+5% $61	+10% $117
Rate	-1.0pp $88	-0.5pp $47	base $6	+0.5pp $-36	+1.0pp $-79

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Southview Dr Hibbing, MN	1.0–3.0	1.0	833	$1,072	$1.29	15d	1	0.56mi
1605 E 29th St Hibbing, MN	2.0	1.0	1000	$1,160	$1.16	45d	1	1.11mi
1606 E 29th St Hibbing, MN	2.0	1.0	1000	$1,160	$1.16	15d	1	1.11mi
1627 E 29th St Hibbing, MN	3.0	1.0	1200	$1,535	$1.28	45d	1	1.14mi
1643 E 29th St Hibbing, MN	2.0	1.0	1000	$1,160	$1.16	15d	1	1.19mi

Listing history 6 events

1. 2026-04-22
   listed $162,000 Active 756-char remark
2. 2023-04-26
   soldstatus $145,000
3. 2023-04-14
   soldstatus $145,000 Closed 519-char remark

   Show marketing remark (519 chars)

   Charming 1.5 Story Home Near Frank Hibbing Park offering Steel Siding, Upgraded Elec, new roof on house and garage 2022, beautiful hardwood, fresh paint and new flooring throughout. Great Layout with 2 main floor bedrooms and bath. 2nd Bath, storage and laundry in lower level. Gorgeous tongue and groove in upper area with new carpets and attic fan that Keeps whole house cool. Great Yard with a one stall garage, Patio area and extra storage shed. A Great Opportunity to live in one of Hibbing's finest neighborhoods.

4. 2023-01-03
   listed $147,900 Active 519-char remark

   Show marketing remark (519 chars)

   Charming 1.5 Story Home Near Frank Hibbing Park offering Steel Siding, Upgraded Elec, new roof on house and garage 2022, beautiful hardwood, fresh paint and new flooring throughout. Great Layout with 2 main floor bedrooms and bath. 2nd Bath, storage and laundry in lower level. Gorgeous tongue and groove in upper area with new carpets and attic fan that Keeps whole house cool. Great Yard with a one stall garage, Patio area and extra storage shed. A Great Opportunity to live in one of Hibbing's finest neighborhoods.

5. 2018-09-14
   soldstatus $75,000

   Show marketing remark (311 chars)

   Nice 3 BR 1.5 Story Home Near Frank Hibbing Park. Steel Siding, Upgraded 100 Amp Elec. , Storm Windows. Great Layout with Ample BR Space and 2nd Bath in lower level. Nice Yard with Patio area and extra storage shed. This is a Great Opportunity to live in one of Hibbings best neighborhoods. See it now! Buy it!!

6. 2018-08-01
   listed $72,900

   Show marketing remark (311 chars)

   Nice 3 BR 1.5 Story Home Near Frank Hibbing Park. Steel Siding, Upgraded 100 Amp Elec. , Storm Windows. Great Layout with Ample BR Space and 2nd Bath in lower level. Nice Yard with Patio area and extra storage shed. This is a Great Opportunity to live in one of Hibbings best neighborhoods. See it now! Buy it!!

ⓘ 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: $1,572 · $131/mo
• Projected year-2 tax: $1,693 · $141/mo
• Expected delta: +$121/yr (+$10/mo · 7.7%)

ⓘ 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 · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 12 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: $16,854
• − Mortgage interest: −$9,075
• − Property taxes: −$1,572
• − Insurance: −$1,476
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$4,713
• Taxable loss: −$2,679
• Est. tax savings @ 24.0%: +$643
• After-tax cash flow: $714/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: Hibbing Public School District
• NCES district ID: 2713980
• Math proficiency: 43% ▼ -14.00%
• Reading proficiency: 54% ▼ -13.00%
• Median HH income: $41,666
• Composite: 40.7/100
• National rank: #3667
• State rank: #150 of 301 in MN

Livability — Hibbing

• Score: 79/100
• State rank: #103
• US rank: #2307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hibbing, MN
• County: Saint Louis County · 115,152 people
• City population: 16,730
• Metro: Duluth, MN-WI
• Population (ZIP): 16,730
• Household income: $55,823
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 623.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 2% Hispanic / Latino 2%
• Common ancestry: Portuguese 10% Lithuanian 2% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 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: ▼ -50.85%
• Current HPI: 220.7198
• 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

+126.3% since first listed

8 events — show timeline

• 2026-06-03 Sold (MLS) $165,000 RAOR
• 2026-05-20 Pending — RAOR
• 2026-04-22 Listed $162,000 RAOR
• 2023-04-26 Sold (Public Records) $145,000 Public Records
• 2023-04-14 Sold (MLS) $145,000 RAOR
• 2023-01-03 Listed $147,900 RAOR
• 2018-09-14 Sold (MLS) $75,000 RAOR
• 2018-08-01 Listed $72,900 RAOR

Property tax history

+0.7%/yr

Latest (2026): $1,572 · +26.6% YoY. Source: county tax records.