170 Main St W · Laporte, MN 56461

$169,900

2 bd · 1.0 ba · 807 sqft · SingleFamily public records · 17 Days on market

Built 1906 0.48 ac lot

---

Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.4/30.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Close to everything in Laporte, across the street from the school and only blocks from downtown! This 3 bedroom 1 bath is freshly remodeled and move in ready!! Large city lot with a 2 stall garage and asphalt driveway make parking a breeze! And don't forget to enjoy the screen porch for those warm summer nights. Definitely worth checking it out!

Key facts

• Blocks from downtown
• Freshly remodeled
• Screen porch

Tags

• BLOCKS FROM DOWNTOWN
• FRESHLY REMODELED
• SCREEN PORCH

Property features AI

Exterior

• Parking: Asphalt parking; Detached 2-car garage (approx. 24 x 26)
• Utilities: City water connected; Well; City sewer connected; Oil heating
• Home design: Residential property; Two levels; Above-grade finished area 1,284; Main level finished area 804; Other structure: garage(s)
• Construction: Foundation area 804 (block); Foundation dimensions 24 x 34; Roof age 8 years or less
• Exterior features: Covered, enclosed, screened front porch; Vinyl exterior; Corner lot; County road frontage; Publicly maintained road

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Partial basement; Block foundation
• Laundry & utility: Laundry on main level; Oil fuel

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-366 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (38.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $86k (49.5% below list).
• Recommended offer: $86k (49.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#574 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: crime C-, health & safety C-, schools D+.
• Laporte Public School District (rural): math 20% / reading 45% proficiency, ranked #384 of 467 in MN (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 27 units permitted in Hubbard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Hubbard County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $63k; list at $170k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,782 (49.5% 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. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.50% ✗
• Cap rate: 3.71%
• Cash-on-cash: -9.24%
• DSCR: 0.59
• GRM: 16.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 2.45×
• Total profit: $69,138
• Equity at exit: $153,059

10-year hold

• IRR: 16.7%
• Equity multiple: 5.66×
• Total profit: $221,811
• Equity at exit: $330,078

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 56461

• Home prices YoY: 18.2%
• Active inventory: 53
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $858 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$82 /mo · $986/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $-366

Break-even live

Break-even rent $1,321

Max offer price $105,200

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. 2026-05-06
   status Pending
2. 2026-04-25
   historical Contingent - Inspection
3. 2026-04-19
   listed $169,900 Active
4. 2024-12-20
   soldstatus $63,000

ⓘ 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: $986 · $82/mo
• Projected year-2 tax: $1,444 · $120/mo
• Expected delta: +$458/yr (+$38/mo · 46.5%)

ⓘ 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 ≥93°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,294
• − Mortgage interest: −$9,517
• − Property taxes: −$986
• − Insurance: −$850
• − Repairs & maintenance: −$824
• − Management: −$824
• − Depreciation: −$4,943
• Taxable loss: −$7,648
• Est. tax savings @ 24.0%: +$1,836
• After-tax cash flow: $-2,559/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: Laporte Public School District
• NCES district ID: 2717940
• Math proficiency: 20% ▼ -5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $47,848
• Composite: 30.76/100
• National rank: #11399
• State rank: #384 of 467 in MN

Livability — Laporte

• Score: 64/100
• State rank: #574
• US rank: #13861

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laporte, MN
• Population (ZIP): 3,316

Population outlook (Hubbard County) Hauer SSP2

• Today (2025): 20,512 people
• By 2030: 20,275 · -1.2%
• By 2040: 19,429 · -5.3%
• By 2050: 18,093 · -11.8%
• By 2075: 14,903 · -27.3%
• By 2100: 10,994 · -46.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 5% Native American 2%
• Common ancestry: Portuguese 17% Lithuanian 5% Romanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Hubbard

• 2024 margin: Solid R (+31.5) · D 33.4% · R 64.9% · Other 1.7%
• 2008→2024 swing: -17.0pp toward R · 2008: -14.5pp · 2024: -31.5pp
• All cycles: 2024: R+31.5 2020: R+28.8 2016: R+33.6 2012: R+16.9 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 44.15%
• Current HPI: 287.2417
• 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

+169.7% since first listed

4 events — show timeline

• 2026-05-06 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-25 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-19 Listed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-12-20 Sold (Public Records) $63,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $986 · -10.5% YoY. Source: county tax records.