410 8th St St S · Virginia, MN 55792

$98,000

1 bd · 1.0 ba · 1,060 sqft · SingleFamily public records · 66 Days on market

Built 1956 4,356 sqft lot Est $94k · at est. ↓ 2% since listing

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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 +21.6/30.0
• DSCR +6.9/10.0
• 1% rule +5.9/10.0
• ARV discount +5.8/15.0
• 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

OPEN HOUSE 6/6 11am-1pm. Well-maintained home in a convenient central location! This property features 2 bedrooms, 1 bathroom, and a 1-stall detached garage, all situated on an oversized city lot and a half. The main floor has original hard wood floors throughout. The living room flows seamlessly into the dining room, which leads to a spacious main-floor bedroom, an updated kitchen, and a refreshed main-floor bathroom. The second bedroom is located upstairs, offering added privacy. The basement houses the utilities and includes a newer gas forced-air furnace and updated ductwork (NO STEAM LOAN)! Additional recent improvements include new plumbing, some electrical updates with a 100-amp brea

Key facts

• New plumbing
• Central location
• Updated kitchen

Tags

• CENTRAL LOCATION
• ORIGINAL HARD WOOD FLOORS
• UPDATED KITCHEN
• REFRESHED MAIN-FLOOR BATHROOM
• NEW PLUMBING
• UPDATED DUCTWORK

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Frame construction; Metal siding; Built year not provided
• Exterior features: Asphalt shingle roof; Lot approximately 120 x 37.5 (0.1 acre)

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher not listed
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Electric water heater; Full block basement
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $92k (6.0% below list) — sets the bar for market timing.

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: 65 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 $678 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,120 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1956 — 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. 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?
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: 1.09% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.54%
• DSCR: 1.29
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $94,340
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 13th St S	0.35mi	2/1.2 (+1)	1,080 (+2%)	15mo	$122,000	$113	62
720 10th Street South St	0.44mi	2/1.5 (+1)	960 (-9%)	16mo	$85,000	$89	44
222 3rd St N	0.69mi	2/0.8 (+1)	936 (-12%)	10mo	$73,000	$78	34

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-6,335
• Equity at exit: $14,612

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $6,844
• Equity at exit: $8,473

Cash invested: $27,440 (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: 65
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$137 /mo · $1,646/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $149

Break-even live

Break-even rent $876

Max offer price $98,000

Occupancy floor 81%

Sensitivity live

Price	-10% $205	-5% $177	+0% $149	+5% $122	+10% $94
Rent	-10% $65	-5% $107	+0% $149	+5% $192	+10% $234
Rate	-1.0pp $199	-0.5pp $174	base $149	+0.5pp $124	+1.0pp $98

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $98,000 Active 66 DOM
2. 2026-06-19
   days on market $98,000 Active 64 DOM
3. 2026-06-18
   days on market $98,000 Active 63 DOM
4. 2026-06-17
   days on market $98,000 Active 62 DOM
5. 2026-06-16
   days on market $98,000 Active 61 DOM
6. 2026-06-15
   days on market $98,000 Active 60 DOM
7. 2026-06-14
   days on market $98,000 Active 58 DOM
8. 2026-06-13
   days on market $98,000 Active 57 DOM
9. 2026-06-10
   days on market $98,000 Active 55 DOM
10. 2026-06-09
    days on market $98,000 Active 54 DOM
11. 2026-06-08
    days on market $98,000 Active 53 DOM
12. 2026-06-07
    days on market $98,000 Active 52 DOM
13. 2026-06-05
    days on market $98,000 Active 49 DOM
14. 2026-06-03
    days on market $98,000 Active 48 DOM
15. 2026-06-02
    days on market $98,000 Active 47 DOM
16. 2026-06-01
    days on market $98,000 Active 46 DOM
17. 2026-05-31
    days on market $98,000 Active 45 DOM
18. 2026-05-30
    remarks 699-char remark
19. 2026-05-30
    days on market $98,000 Active 44 DOM
20. 2026-05-09
    price $98,000
21. 2026-04-16
    listed $99,900 Active

ⓘ 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: $1,646 · $137/mo
• Projected year-2 tax: $1,646 · $137/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,781
• − Mortgage interest: −$5,490
• − Property taxes: −$1,646
• − Insurance: −$490
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$2,851
• Taxable income: $259
• Est. tax owed @ 24.0%: −$62
• After-tax cash flow: $1,731/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

-1.9% since first listed

2 events — show timeline

• 2026-05-09 Price Changed $98,000 RAOR
• 2026-04-16 Listed $99,900 RAOR

Property tax history

+19.8%/yr

Latest (2025): $1,646 · +27.4% YoY. Source: county tax records.