335 9th St St NE · Chisholm, MN 55719

$169,900

3 bd · 2.0 ba · 1,304 sqft · SingleFamily public records · 32 Days on market

Built 1956 0.36 ac lot $130/sqft · 35% above area Est $190k · 10% under

---

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).

• ARV discount +12.2/15.0
• Cash flow +8.0/30.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious and well maintained home on 5 city lots -- in a fantastic hillside location in Chisholm! 3 bedrooms / 1.25 bathrooms / 2 garage stalls / New roof 2020 / New natural gas heat 2020 / New refrigerator 2023 / Poured concrete basement with large rec room / Back deck overlooking a huge beautiful yard. An excellent property!

Key facts

• Updated full bath
• Large rec room
• Additional storage

Tags

• UPDATED FULL BATH
• SPACIOUS LIVING ROOM
• KITCHEN OPEN TO DINING AREA
• LARGE REC ROOM
• WORKSPACE
• ADDITIONAL STORAGE

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Frame construction
• Exterior features: Patio; Shingle roof

Interior

• Kitchen: Electric range; Refrigerator
• Heating & cooling: Baseboard heating; Natural gas heating; Hot water heating
• Interior features: Full basement; Patio
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (31.0% below list).
• Recommended offer: $117k (31.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#224 in MN, #4,803 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Chisholm Public School District (town): math 37% / reading 46% proficiency, ranked #219 of 301 in MN (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,290 (31.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.38%
• DSCR: 0.81
• GRM: 12.1

CMA / ARV

• ARV (median comp): $189,763
• List price: $169,900
• Delta: -10.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 NW 2nd St	0.60mi	3/2.0	1,161 (-11%)	2mo	$105,000	$90	52
320 NW 4th St	0.73mi	3/1.5	1,320 (+1%)	14mo	$40,000	$30	50
2 8th St. St NW	0.37mi	2/1.8 (-1)	1,496 (+15%)	7mo	$164,000	$110	47
700 2nd Ave NW	0.53mi	2/1.5 (-1)	1,213 (-7%)	13mo	$95,000	$78	46
23 13th St NW	0.54mi	3/1.0	1,404 (+8%)	18mo	$68,000	$48	43
205 5th St St NW	0.60mi	3/1.2	1,408 (+8%)	18mo	$111,500	$79	40
106 NW 6th St	0.49mi	4/1.0 (+1)	1,410 (+8%)	20mo	$121,000	$86	38

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: -23.7%
• Equity multiple: 0.19×
• Total profit: $-38,610
• Equity at exit: $25,333

10-year hold

• IRR: -18.8%
• Equity multiple: -0.01×
• Total profit: $-47,963
• Equity at exit: $14,690

Cash invested: $47,572 (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 55719

• Home prices YoY: -18.1%
• Active inventory: 36
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,173 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$138 /mo · $1,660/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-174

Break-even live

Break-even rent $1,393

Max offer price $139,249

Occupancy floor —

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-26
   listed $169,900 Active 545-char remark
2. 2023-08-22
   soldstatus $135,000
3. 2023-08-11
   soldstatus $132,500 Closed 328-char remark

   Show marketing remark (328 chars)

   Spacious and well maintained home on 5 city lots -- in a fantastic hillside location in Chisholm! 3 bedrooms / 1.25 bathrooms / 2 garage stalls / New roof 2020 / New natural gas heat 2020 / New refrigerator 2023 / Poured concrete basement with large rec room / Back deck overlooking a huge beautiful yard. An excellent property!

4. 2023-07-06
   listed $134,900 Active 328-char remark

   Show marketing remark (328 chars)

   Spacious and well maintained home on 5 city lots -- in a fantastic hillside location in Chisholm! 3 bedrooms / 1.25 bathrooms / 2 garage stalls / New roof 2020 / New natural gas heat 2020 / New refrigerator 2023 / Poured concrete basement with large rec room / Back deck overlooking a huge beautiful yard. An excellent property!

ⓘ 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: $1,660 · $138/mo
• Projected year-2 tax: $1,781 · $148/mo
• Expected delta: +$121/yr (+$10/mo · 7.3%)

ⓘ 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 5/10 Major
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,075
• − Mortgage interest: −$9,517
• − Property taxes: −$1,660
• − Insurance: −$850
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$4,943
• Taxable loss: −$5,146
• Est. tax savings @ 24.0%: +$1,235
• After-tax cash flow: $-847/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: Chisholm Public School District
• NCES district ID: 2708910
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 46% ▼ -14.00%
• Median HH income: $40,419
• Composite: 34.79/100
• National rank: #5114
• State rank: #219 of 301 in MN

Livability — Chisholm

• Score: 74/100
• State rank: #224
• US rank: #4803

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chisholm, MN
• Population (ZIP): 5,642

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Portuguese 9% Romanian 5% Iranian 1%
• Foreign-born: 0% · South Korea

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: ▼ -49.24%
• Current HPI: 222.3957
• Rent YoY: —
• Metro: —
• 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

+29.7% since first listed

6 events — show timeline

• 2026-05-29 Sold (MLS) $175,000 RAOR
• 2026-05-28 Pending — RAOR
• 2026-04-26 Listed $169,900 RAOR
• 2023-08-22 Sold (Public Records) $135,000 Public Records
• 2023-08-11 Sold (MLS) $132,500 RAOR
• 2023-07-06 Listed $134,900 RAOR

Property tax history

+7.4%/yr

Latest (2026): $1,660 · +11.6% YoY. Source: county tax records.