121 E 7th St · Crookston, MN 56716

$79,000

4 bd · 2.5 ba · 3,362 sqft · SingleFamily public records · 24 Days on market

Built 1903 0.26 ac lot $23/sqft · 64% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor or flipper special! Bring your vision and complete this spacious 3-story, 4,000+ sq. ft. home. Packed with potential, it's ready for your custom design and finishing touches. Don't miss the opportunity - schedule your showing today!

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1903

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.3% vs local median 4.2% in Crookston — 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 79/100 on livability (#92 in MN, #2,097 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, commute F.
• Crookston Public School District (town): math 46% / reading 49% proficiency, ranked #151 of 301 in MN (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 51 active listings in the ZIP; 42 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Polk County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 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 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,815 (1.5% below list)

Questions for the listing agent

1. Built in 1903 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.03% ✓
• Cap rate: 16.35%
• Cash-on-cash: 35.91%
• DSCR: 2.60
• GRM: 4.1

CMA / ARV

• ARV (median comp): $281,724
• List price: $79,000
• Delta: -71.96%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 E 5th St	0.16mi	5/3.5 (+1)	2,988 (-11%)	23mo	$289,900	$97	46

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: 31.6%
• Equity multiple: 2.33×
• Total profit: $29,418
• Equity at exit: $11,779

10-year hold

• IRR: 38.8%
• Equity multiple: 4.62×
• Total profit: $80,147
• Equity at exit: $6,830

Cash invested: $22,120 (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 56716

• Home prices YoY: -22.0%
• Active inventory: 51
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,602 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$157 /mo · $1,882/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $662

Break-even live

Break-even rent $765

Max offer price $79,000

Occupancy floor 54%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-08
   status Pending 241-char remark

   Show marketing remark (241 chars)

   Investor or flipper special! Bring your vision and complete this spacious 3-story, 4,000+ sq. ft. home. Packed with potential, it's ready for your custom design and finishing touches. Don't miss the opportunity - schedule your showing today!

2. 2026-05-08
   status Pending 241-char remark

   Show marketing remark (241 chars)

   Investor or flipper special! Bring your vision and complete this spacious 3-story, 4,000+ sq. ft. home. Packed with potential, it's ready for your custom design and finishing touches. Don't miss the opportunity - schedule your showing today!

3. 2026-04-14
   listed $79,000 Active 241-char remark

   Show marketing remark (241 chars)

   Investor or flipper special! Bring your vision and complete this spacious 3-story, 4,000+ sq. ft. home. Packed with potential, it's ready for your custom design and finishing touches. Don't miss the opportunity - schedule your showing today!

4. 2026-04-14
   listed $79,000 Active 241-char remark

   Show marketing remark (241 chars)

   Investor or flipper special! Bring your vision and complete this spacious 3-story, 4,000+ sq. ft. home. Packed with potential, it's ready for your custom design and finishing touches. Don't miss the opportunity - schedule your showing today!

5. 2026-01-01
   historical
6. 2025-08-29
   price $79,000
7. 2025-08-29
   price $79,000
8. 2025-07-11
   listed $86,000 Active
9. 2025-07-11
   listed $86,000 Active
10. 2004-02-16
    soldstatus $77,500

ⓘ 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: $1,882 · $157/mo
• Projected year-2 tax: $1,882 · $157/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,230
• − Mortgage interest: −$4,425
• − Property taxes: −$1,882
• − Insurance: −$395
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$2,298
• Taxable income: $7,153
• Est. tax owed @ 24.0%: −$1,717
• After-tax cash flow: $6,227/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: Crookston Public School District
• NCES district ID: 2709720
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $49,756
• Composite: 40.68/100
• National rank: #3671
• State rank: #151 of 301 in MN

Livability — Crookston

• Score: 79/100
• State rank: #92
• US rank: #2097

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crookston, MN
• Population (ZIP): 8,991

Population outlook (Polk County) Hauer SSP2

• Today (2025): 31,123 people
• By 2030: 30,720 · -1.3%
• By 2040: 29,806 · -4.2%
• By 2050: 29,022 · -6.8%
• By 2075: 27,972 · -10.1%
• By 2100: 26,953 · -13.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 9% Native American 2% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 28% Lithuanian 8% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+33.8) · D 32.3% · R 66.0% · Other 1.7%
• 2008→2024 swing: -38.3pp toward R · 2008: 4.6pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+28.4 2016: R+29.0 2012: R+5.8 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.06%
• Current HPI: 219.5106
• 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

+1.9% since first listed

10 events — show timeline

• 2026-05-08 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-08 Pending — GFAAR
• 2026-04-14 Listed $79,000 GFAAR
• 2026-04-14 Listed $79,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-29 Price Changed $79,000 GFAAR
• 2025-08-29 Price Changed $79,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-11 Listed $86,000 GFAAR
• 2025-07-11 Listed $86,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-02-16 Sold (Public Records) $77,500 Public Records

Property tax history

-1.0%/yr

Latest (2026): $1,882 · +7.9% YoY. Source: county tax records.