844 S 1st Ave · Gibbon, MN 55335

$115,000

4 bd · 2.0 ba · 2,810 sqft · SingleFamily · 18 Days on market

Built 1915 9,931 sqft lot

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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 +21.5/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +6.8/10.0
• Schools +3.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

SUMMER NIGHTS ON THE SCREENED FRONT PORCH IN THE SWING . . .JUST A START OF THE OLD CHARM DISPLAYED THRU THIS 2+ STORY HOME.NEWER 2+ STALL GAR.4 BR ON ONE LEVEL.CLAWFOOT TUB.APPLIANCES STAY.HARDWOOD FLRS, STAINED GLASS, GREAT OLD WOODWORK.ALUMINUM SIDING.

Key facts

• 9,931 sq ft lot
• 2 garage spots
• Built 1915

Property features AI

Exterior

• Parking: Gravel parking; 2-car garage (32 x 31, 8' garage door height)
• Utilities: City water (connected); City sewer (connected); Natural gas fuel; Electric service available
• Home design: Residential property; More than 2 stories; Above-grade finished living area approximately 2,810 (total above grade 2,882); below-grade area approximately 1,405; Other structure: attached garage(s)
• Construction: Frame construction; Roof age 8 years or newer; Foundation dimensions: 32 x 36 and 23 x 11
• Exterior features: Front porch; Metal exterior; Light tree coverage

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 4 bedrooms (4 on one level)
• Bathrooms: 2 full bathrooms; additional 3/4 bath on main floor; basement rough-in for bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen and separate/formal dining room; Full, unfinished basement
• Laundry & utility: Washer and dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#503 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety D+, amenities F.
• G.F.W. (rural): math 40% / reading 48% proficiency, ranked #186 of 301 in MN (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 27 units permitted in Sibley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($795 loan paydown + $6k appreciation (5.3% local appreciation)).
• Sibley County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.18% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $320,340
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 W 7th St	0.18mi	3/3.0 (-1)	2,753 (-2%)	3mo	$315,000	$114	77

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 2.23×
• Total profit: $39,481
• Equity at exit: $67,213

10-year hold

• IRR: 18.9%
• Equity multiple: 4.39×
• Total profit: $109,188
• Equity at exit: $117,726

Cash invested: $32,200 (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 55335

• Home prices YoY: 2.8%
• Active inventory: 8
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$251 /mo · $3,008/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $172

Break-even live

Break-even rent $1,141

Max offer price $115,000

Occupancy floor 82%

Sensitivity live

Price	-10% $237	-5% $205	+0% $172	+5% $140	+10% $107
Rent	-10% $65	-5% $119	+0% $172	+5% $226	+10% $280
Rate	-1.0pp $230	-0.5pp $201	base $172	+0.5pp $142	+1.0pp $112

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $115,000 Active 18 DOM
2. 2026-06-18
   days on market $115,000 Active 16 DOM
3. 2026-06-17
   days on market $115,000 Active 15 DOM
4. 2026-06-16
   days on market $115,000 Active 14 DOM
5. 2026-06-15
   days on market $115,000 Active 13 DOM
6. 2026-06-13
   days on market $115,000 Active 11 DOM
7. 2026-06-12
   pricedays on market $115,000 Active 10 DOM
8. 2026-06-09
   days on market $125,000 Active 7 DOM
9. 2026-06-08
   days on market $125,000 Active 6 DOM
10. 2026-06-07
    days on market $125,000 Active 5 DOM
11. 2026-06-07
    days on market $125,000 Active 4 DOM
12. 2026-06-04
    status $125,000 Active 1 DOM
13. 2026-06-01
    remarks 681-char remark
14. 2026-06-01
    listed $125,000 Coming Soon 1 DOM

ⓘ 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: $3,008 · $251/mo
• Projected year-2 tax: $3,008 · $251/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,312
• − Mortgage interest: −$6,442
• − Property taxes: −$3,008
• − Insurance: −$575
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$3,345
• Taxable income: $332
• Est. tax owed @ 24.0%: −$80
• After-tax cash flow: $1,987/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: G.F.W.
• NCES district ID: 2712580
• Math proficiency: 40% ▼ -12.00%
• Reading proficiency: 48% ▼ -13.00%
• Median HH income: $50,233
• Composite: 37.81/100
• National rank: #4335
• State rank: #186 of 301 in MN

Livability — Gibbon

• Score: 66/100
• State rank: #503
• US rank: #12030

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gibbon, MN
• Population (ZIP): 1,633

Population outlook (Sibley County) Hauer SSP2

• Today (2025): 14,246 people
• By 2030: 13,850 · -2.8%
• By 2040: 12,941 · -9.2%
• By 2050: 11,946 · -16.1%
• By 2075: 10,410 · -26.9%
• By 2100: 9,444 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 4% Black 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 8% Romanian 3% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Sibley

• 2024 margin: Solid R (+43.0) · D 27.6% · R 70.7% · Other 1.7%
• 2008→2024 swing: -23.7pp toward R · 2008: -19.3pp · 2024: -43.0pp
• All cycles: 2024: R+43.0 2020: R+40.8 2016: R+41.9 2012: R+22.8 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.29%
• Current HPI: 197.6521
• 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

+47.2% since first listed

4 events — show timeline

• 2026-06-01 Coming Soon $125,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-11-04 Sold (MLS) $85,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-09-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-05-13 Listed $84,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+6.0%/yr

Latest (2026): $3,008 · -0.3% YoY. Source: county tax records.