113 5th St S · Virginia, MN 55792

$1

3 bd · 1.0 ba · 1,399 sqft · SingleFamily public records · 30 Days on market

Built 1907 4,486 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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

This spacious home, perfect for single family living, or as a possible rental, encompasses the ease of low maintenance living, on a deep lot with detached garage. Close to city of Virginia amenities, restaurants/shopping. Off street parking in detached cement floor garage, and cement sidewalk to spacious entry hall with easy access to 1st and 2nd level independently (rental possibility) Main level dining to living area has charming original hardwood detail. Enclosed front porch allows for 3-season enjoyment of outdoors, with view of tree-lined street. Offered at public auction, May 28, 2026. There will be furnishings that stay with the property.

Key facts

• Off street parking
• Tree lined street
• Cement sidewalk

Tags

• DETACHED GARAGE
• OFF STREET PARKING
• CEMENT SIDEWALK
• ENCLOSED FRONT PORCH
• TREE LINED STREET

Property features AI

Finance

• Financial info: $316 annual taxes (2025)

Exterior

• Parking: Detached or attached garage with 2 garage spaces; Garage dimensions approximately 14 x 22; Garage listed as an on-site structure
• Utilities: City water connected; City sewer connected; 100 amp electric service; Fuel: Natural gas and propane; Power provided by Virginia Public Utilities
• Home design: Residential property; Two levels
• Construction: Block and frame construction; Asphalt roof (age over 8 years); Concrete foundation; Basement: partial, drain tiled, sump pump, unfinished
• Exterior features: Enclosed front porch and additional porch; Porch included; Irregular lot; City street frontage; Publicly maintained road

Interior

• Kitchen: Range; Refrigerator; Kitchen on main level; Additional kitchen on upper level
• Bedrooms: 3 bedrooms (primary bedroom on the main floor); Two bedrooms located on the upper level
• Bathrooms: 1 full bath; 1 half bath; Upper-level 3/4 bath
• Heating & cooling: Baseboard heating; Boiler; No central air conditioning
• Interior features: Natural woodwork; Separate/formal dining room; Divided bedroom floor plan; Main floor primary bedroom
• Laundry & utility: Washer and dryer included; Laundry located in the basement; Electric water heater

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $110,521 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).
• Cap rate 10.1% vs local median 7.7% 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: 65 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 639 units permitted in St. Louis County in 2024 (338 in 5+ unit buildings).
• This rent runs 32% of the median local income ($54k/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 $764 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 165781.5% of price; built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1

Questions for the listing agent

1. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.28% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.73%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $110,521
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 3rd St S	0.10mi	3/1.2	1,280 (-8%)	9mo	$85,000	$66	73
311 S 9th St	0.31mi	3/2.0	1,296 (-7%)	2mo	$103,000	$79	67
322 6th St. St S	0.20mi	2/1.2 (-1)	1,298 (-7%)	9mo	$100,425	$77	65
223 S 4th St	0.12mi	3/2.0	1,260 (-10%)	11mo	$90,000	$71	65
528 10th St S	0.54mi	3/1.5	1,480 (+6%)	1mo	$50,000	$34	62
804 S 6th Ave	0.41mi	4/1.0 (+1)	1,512 (+8%)	4mo	$124,900	$83	59
504 11th ST St S	0.54mi	3/2.0	1,400 (+0%)	20mo	$123,000	$88	54
1100 S 6th Ave	0.56mi	4/2.5 (+1)	1,364 (-2%)	10mo	$95,000	$70	51
518 S 12th St	0.61mi	2/1.5 (-1)	1,532 (+10%)	6mo	$108,000	$70	44
522 S 11th St	0.57mi	2/2.0 (-1)	1,296 (-7%)	20mo	$131,000	$101	36
807 S 7th. St	0.63mi	3/1.5	1,555 (+11%)	24mo	$180,000	$116	30
815 6th St St S	0.66mi	3/1.8	1,258 (-10%)	23mo	$160,000	$127	30

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: 3.9%
• Equity multiple: 1.15×
• Total profit: $4,662
• Equity at exit: $16,479

10-year hold

• IRR: 13.4%
• Equity multiple: 2.07×
• Total profit: $33,183
• Equity at exit: $9,556

Cash invested: $30,946 (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

Monthly cashflow live

• Estimated rent: $1,415 medium
• Mortgage (P&I): −$580
• Tax est. 1.5%: −$138 /mo · $1,658/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $354

Break-even live

Break-even rent $967

Max offer price $110,521

Occupancy floor 70%

Sensitivity live

Price	-10% $430	-5% $392	+0% $354	+5% $316	+10% $278
Rent	-10% $242	-5% $298	+0% $354	+5% $410	+10% $466
Rate	-1.0pp $410	-0.5pp $382	base $354	+0.5pp $325	+1.0pp $296

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: $27,630
• Closing costs: $3,316
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 2nd St N Unit 2 Virginia, MN	3.0	1.0	970	$1,535	$1.58	14d	1	0.43mi

Listing history 1 events

1. 2026-04-29
   listed $1 Active

ⓘ 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 ≥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: $16,980
• − Mortgage interest: −$6,191
• − Property taxes: −$1,658
• − Insurance: −$553
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$3,215
• Taxable income: $2,647
• Est. tax owed @ 24.0%: −$635
• After-tax cash flow: $3,613/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

Property tax history

+2.6%/yr

Latest (2025): $316 · -45.7% YoY. Source: county tax records.