518 8 1/2 St S · Virginia, MN 55792

$160,000

4 bd · 2.0 ba · 2,230 sqft · Other public records · 161 Days on market

Built 1912 6,555 sqft lot

---

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 +23.5/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• 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 duplex, situated in the southside of Virginia, is a must-see. It has undergone a complete steam conversion without any conversion loan to be assumed by the buyer. Other recent upgrades include a new roof and fascia, new siding, and new windows. Come and check out this fantastic income property and all it has to offer. The rental units are licensed with the city of Virginia.

Key facts

• New siding
• Income property
• New roof

Tags

• NEW ROOF
• NEW SIDING
• NEW WINDOWS
• INCOME PROPERTY

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Residential income property (duplex)
• Construction: Frame construction with vinyl siding; Asphalt shingle roof
• Exterior features: Irregular lot; Lot dimensions approximately 115 x 57

Interior

• Heating & cooling: Natural gas heating; Hot water heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% 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: 64 active listings in the ZIP; 639 units permitted in St. Louis County in 2024 (338 in 5+ unit buildings).
• This rent runs 37% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.
• Current owner paid $45k; list at $160k implies a 256% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — 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: 1.05% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.98%
• DSCR: 1.35
• GRM: 8.0

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-6,985
• Equity at exit: $23,857

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $18,242
• Equity at exit: $13,834

Cash invested: $44,800 (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: 64
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$120 /mo · $1,440/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $298

Break-even live

Break-even rent $1,298

Max offer price $160,000

Occupancy floor 77%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $160,000 Active 161 DOM
2. 2026-06-18
   days on market $160,000 Active 160 DOM
3. 2026-06-17
   days on market $160,000 Active 159 DOM
4. 2026-06-16
   days on market $160,000 Active 158 DOM
5. 2026-06-15
   days on market $160,000 Active 157 DOM
6. 2026-06-14
   days on market $160,000 Active 155 DOM
7. 2026-06-13
   days on market $160,000 Active 154 DOM
8. 2026-06-10
   days on market $160,000 Active 152 DOM
9. 2026-06-09
   days on market $160,000 Active 151 DOM
10. 2026-06-08
    days on market $160,000 Active 150 DOM
11. 2026-06-07
    days on market $160,000 Active 149 DOM
12. 2026-06-05
    days on market $160,000 Active 146 DOM
13. 2026-06-03
    days on market $160,000 Active 145 DOM
14. 2026-06-02
    days on market $160,000 Active 144 DOM
15. 2026-06-01
    days on market $160,000 Active 143 DOM
16. 2026-05-31
    days on market $160,000 Active 142 DOM
17. 2026-05-30
    days on market $160,000 Active 141 DOM
18. 2026-04-29
    status Active
19. 2026-04-28
    historical
20. 2026-03-26
    status Active
21. 2026-01-06
    historical
22. 2025-10-22
    listed $160,000 Active
23. 2006-03-02
    soldstatus $45,000
24. 2004-09-17
    soldstatus $38,622
25. 2003-02-19
    soldstatus $28,000
26. 2003-01-21
    soldstatus $45,000
27. 2000-04-12
    soldstatus $28,000

ⓘ 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: $1,440 · $120/mo
• Projected year-2 tax: $1,616 · $135/mo
• Expected delta: +$176/yr (+$15/mo · 12.2%)

ⓘ 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: $20,104
• − Mortgage interest: −$8,962
• − Property taxes: −$1,440
• − Insurance: −$800
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$4,655
• Taxable income: $1,030
• Est. tax owed @ 24.0%: −$247
• After-tax cash flow: $3,326/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

+471.4% since first listed

10 events — show timeline

• 2026-04-29 Relisted — RAOR
• 2026-04-28 Delisted — RAOR
• 2026-03-26 Relisted — RAOR
• 2026-01-06 Delisted — RAOR
• 2025-10-22 Listed $160,000 RAOR
• 2006-03-02 Sold (Public Records) $45,000 Public Records
• 2004-09-17 Sold (Public Records) $38,622 Public Records
• 2003-02-19 Sold (Public Records) $28,000 Public Records
• 2003-01-21 Sold (Public Records) $45,000 Public Records
• 2000-04-12 Sold (Public Records) $28,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $1,440 · +7.0% YoY. Source: county tax records.