50 Beech Ct · Babbitt, MN 55706

$109,000

2 bd · 2.0 ba · 768 sqft · SingleFamily public records · 41 Days on market

Built 1954 10,193 sqft lot $142/sqft · 41% above area Est $135k · 19% under

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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 +15.0/15.0
• Cash flow +13.6/30.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for your first home, the perfect investment property, or a cozy space? First time on the market, this 2-bedroom, 1-bath ranch-style home could check all your boxes! Lovingly cared for home with a large yard and flower/garden beds in a central location to town. Natural light pouring in from all windows. This property offers great potential and value. Partially finished basement offers a workshop area, additional room, 1/4 bath and lots of storage. Don't miss this opportunity to own a home with room to grow.

Key facts

• 0.23 acre lot
• Garage
• Built 1954

Property features AI

Finance

• Other: Lot about 0.234 acres (approx. 125 x 80)
• Financial info: Annual taxes listed (2026) — $451
• HOA & community: $85 other annual assessment

Exterior

• Parking: Detached or attached 1-car garage (12 x 24)
• Utilities: City water connected; City sewer connected; 150 amp electric service (Minnesota Power); Oil fuel
• Home design: Residential property; One story
• Construction: Frame construction; Block foundation; Foundation dimensions approximately 24 x 32; Built with an approximate foundation area of 768
• Exterior features: Vinyl exterior; Asphalt roof

Interior

• Kitchen: Main-level kitchen
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level; One quarter bathroom
• Heating & cooling: Forced air heating; No central air
• Interior features: Partially finished basement; Main-floor living areas
• Laundry & utility: Oil furnace (fuel: oil)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $5 ($64/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $84k (22.5% below list).
• Recommended offer: $84k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.8% in Babbitt — 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 76/100 on livability (#156 in MN, #3,426 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment C-, amenities F.
• St. Louis County School District (rural): math 34% / reading 49% proficiency, ranked #212 of 301 in MN (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 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 $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($106k) 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.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,435 (22.5% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. 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?
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: 0.77% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 10.8

CMA / ARV

• ARV (median comp): $135,213
• List price: $109,000
• Delta: -19.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52 Birch Blvd	0.07mi	3/1.0 (+1)	864 (+12%)	13mo	$160,000	$185	56

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-17,366
• Equity at exit: $16,252

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-14,860
• Equity at exit: $9,424

Cash invested: $30,520 (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 55706

• Home prices YoY: -19.7%
• Active inventory: 23
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $844 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$45 /mo · $536/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $5

Break-even live

Break-even rent $838

Max offer price $109,000

Occupancy floor 94%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-15
   status $109,000 Pending 41 DOM
2. 2026-06-15
   days on market $109,000 Active 41 DOM
3. 2026-06-14
   days on market $109,000 Active 39 DOM
4. 2026-06-13
   days on market $109,000 Active 38 DOM
5. 2026-06-10
   days on market $109,000 Active 36 DOM
6. 2026-06-09
   days on market $109,000 Active 35 DOM
7. 2026-06-08
   days on market $109,000 Active 34 DOM
8. 2026-06-07
   days on market $109,000 Active 33 DOM
9. 2026-06-02
   days on market $109,000 Active 28 DOM
10. 2026-06-01
    days on market $109,000 Active 27 DOM
11. 2026-05-31
    days on market $109,000 Active 26 DOM
12. 2026-05-30
    days on market $109,000 Active 25 DOM
13. 2026-05-05
    listed $109,000 Active 524-char remark
14. 2026-05-04
    listed $109,000 Active 522-char remark

    Show marketing remark (522 chars)

    Looking for your first home, the perfect investment property, or a cozy space? First time on the market, this 2-bedroom, 1-bath ranch-style home could check all your boxes! Lovingly cared for home with a large yard and flower/garden beds in a central location to town. Natural light pouring in from all windows. This property offers great potential and value. Partially finished basement offers a workshop area, additional room, 1/4 bath and lots of storage. Don't miss this opportunity to own a home with room to grow.

15. 2026-05-04
    listed $109,000 Active

    Show marketing remark (522 chars)

    Looking for your first home, the perfect investment property, or a cozy space? First time on the market, this 2-bedroom, 1-bath ranch-style home could check all your boxes! Lovingly cared for home with a large yard and flower/garden beds in a central location to town. Natural light pouring in from all windows. This property offers great potential and value. Partially finished basement offers a workshop area, additional room, 1/4 bath and lots of storage. Don't miss this opportunity to own a home with room to grow.

ⓘ 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: $536 · $45/mo
• Projected year-2 tax: $878 · $73/mo
• Expected delta: +$342/yr (+$29/mo · 63.9%)

ⓘ 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 · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,132
• − Mortgage interest: −$6,106
• − Property taxes: −$536
• − Insurance: −$545
• − Repairs & maintenance: −$811
• − Management: −$811
• − Depreciation: −$3,171
• Taxable loss: −$1,847
• Est. tax savings @ 24.0%: +$443
• After-tax cash flow: $507/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: St. Louis County School District
• NCES district ID: 2700008
• Math proficiency: 34% ▼ -7.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $49,389
• Composite: 35.63/100
• National rank: #4886
• State rank: #212 of 301 in MN

Livability — Babbitt

• Score: 76/100
• State rank: #156
• US rank: #3426

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Babbitt, MN
• City population: 1,827
• Population (ZIP): 1,827

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 (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 3% Native American 1%
• Common ancestry: Portuguese 9% Romanian 6% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 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: ▼ -49.97%
• Current HPI: 204.0097
• 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

+0.0% since first listed

4 events — show timeline

• 2026-06-15 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-05 Listed $109,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-04 Listed $109,000 RAOR
• 2026-05-04 Listed $109,000 LSAR

Property tax history

+6.1%/yr

Latest (2026): $536 · +30.7% YoY. Source: county tax records.