180 3rd Ave NE · Trimont, MN 56176

$154,900

3 bd · 2.0 ba · 1,208 sqft · SingleFamily public records · 278 Days on market

Built 1951 0.32 ac lot

---

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).

• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.8/10.0

Listing remarks MLS

Check out this cute 3 bedroom/2 bath home on a tranquil corner lot in a small town at its finest . You will enjoy all the light this gem brings in with the west facing home with morning lighting and afternoon warmth. The open dining room living room (Hardwood floors under carpeting) will greet you at the front door and tucked behind the living room is a main floor bedroom. Enter into the kitchen that features custom cabinets and it opens to the 2nd dining area along with a main floor laundry area. Lots of built in with extra storage. . The main floor bedroom has gorgous hard wood floors. The main floor features and 3/4 bath with a walk in shower. The upper level has 2 more bedrooms along with a 1/2 bathroom.. Walk out onto the deck from the dining room/kitchen area and enjoy the country feel while you enjoy a beverage . The attached 2 stall garage are extra bonuses to this gem. Concrete driveway for maintence ease. The seller has recenty added steel beams to the basement walls for extra security. This small town has so much to offer with a local grocery store/gas pump,local hardware store, medical clinic and two city parks and many local businesses. Small town living at its best with a small drive to big box stores.

Key facts

• Custom cabinets
• West facing home
• Corner lot

Tags

• CORNER LOT
• WEST FACING HOME
• CUSTOM CABINETS
• MAIN FLOOR LAUNDRY AREA
• BUILT IN WITH EXTRA STORAGE
• WALK IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (20.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (29.0% below list).
• Recommended offer: $110k (29.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#288 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, amenities F, commute F.
• Martin County West School District (rural): math 38% / reading 50% proficiency, ranked #187 of 301 in MN (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Trimont Elementary (math 42% / reading 52%, grade D-, #492 of 857 statewide, top 61%, 185 students, 48% FRL); Martin County West Junior High (math 27% / reading 37%, grade F, #188 of 258 statewide, top 73%, 95 students, 47% FRL); Martin County West Senior High (math 44% / reading 64%, grade C-, #87 of 471 statewide, top 22%, 224 students, 48% FRL) — zoned schools average 48% FRL vs 28% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 12 active listings in the ZIP; 19 units permitted in Martin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Martin County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 278 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,926 (29.0% 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. It's been on market 278 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.00%
• DSCR: 0.78
• GRM: 11.7

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: 20.7%
• Equity multiple: 2.68×
• Total profit: $72,863
• Equity at exit: $139,546

10-year hold

• IRR: 18.8%
• Equity multiple: 6.16×
• Total profit: $223,623
• Equity at exit: $300,937

Cash invested: $43,372 (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 56176

• Home prices YoY: 4.2%
• Active inventory: 12
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,099 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$172 /mo · $2,066/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-181

Break-even live

Break-even rent $1,328

Max offer price $122,995

Occupancy floor —

Sensitivity live

Price	-10% $-93	-5% $-137	+0% $-181	+5% $-224	+10% $-268
Rent	-10% $-267	-5% $-224	+0% $-181	+5% $-137	+10% $-94
Rate	-1.0pp $-103	-0.5pp $-141	base $-181	+0.5pp $-221	+1.0pp $-262

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $154,900 Active 278 DOM
2. 2026-06-21
   days on market $154,900 Active 277 DOM
3. 2026-06-18
   days on market $154,900 Active 275 DOM
4. 2026-06-17
   days on market $154,900 Active 274 DOM
5. 2026-06-16
   days on market $154,900 Active 273 DOM
6. 2026-06-15
   days on market $154,900 Active 272 DOM
7. 2026-06-13
   days on market $154,900 Active 270 DOM
8. 2026-06-12
   days on market $154,900 Active 269 DOM
9. 2026-06-09
   days on market $154,900 Active 266 DOM
10. 2026-06-08
    days on market $154,900 Active 265 DOM
11. 2026-06-07
    days on market $154,900 Active 264 DOM
12. 2026-06-05
    days on market $154,900 Active 262 DOM
13. 2026-06-04
    days on market $154,900 Active 260 DOM
14. 2026-06-02
    days on market $154,900 Active 259 DOM
15. 2026-06-01
    days on market $154,900 Active 258 DOM
16. 2026-05-31
    days on market $154,900 Active 257 DOM
17. 2026-05-31
    days on market $154,900 Active 256 DOM
18. 2026-04-13
    price $154,900 1243-char remark

    Show marketing remark (1243 chars)

    Check out this cute 3 bedroom/2 bath home on a tranquil corner lot in a small town at its finest . You will enjoy all the light this gem brings in with the west facing home with morning lighting and afternoon warmth. The open dining room living room (Hardwood floors under carpeting) will greet you at the front door and tucked behind the living room is a main floor bedroom. Enter into the kitchen that features custom cabinets and it opens to the 2nd dining area along with a main floor laundry area. Lots of built in with extra storage. . The main floor bedroom has gorgous hard wood floors. The main floor features and 3/4 bath with a walk in shower. The upper level has 2 more bedrooms along with a 1/2 bathroom.. Walk out onto the deck from the dining room/kitchen area and enjoy the country feel while you enjoy a beverage . The attached 2 stall garage are extra bonuses to this gem. Concrete driveway for maintence ease. The seller has recenty added steel beams to the basement walls for extra security. This small town has so much to offer with a local grocery store/gas pump,local hardware store, medical clinic and two city parks and many local businesses. Small town living at its best with a small drive to big box stores.

19. 2025-09-16
    listed $164,900 Active 1243-char remark

    Show marketing remark (1243 chars)

    Check out this cute 3 bedroom/2 bath home on a tranquil corner lot in a small town at its finest . You will enjoy all the light this gem brings in with the west facing home with morning lighting and afternoon warmth. The open dining room living room (Hardwood floors under carpeting) will greet you at the front door and tucked behind the living room is a main floor bedroom. Enter into the kitchen that features custom cabinets and it opens to the 2nd dining area along with a main floor laundry area. Lots of built in with extra storage. . The main floor bedroom has gorgous hard wood floors. The main floor features and 3/4 bath with a walk in shower. The upper level has 2 more bedrooms along with a 1/2 bathroom.. Walk out onto the deck from the dining room/kitchen area and enjoy the country feel while you enjoy a beverage . The attached 2 stall garage are extra bonuses to this gem. Concrete driveway for maintence ease. The seller has recenty added steel beams to the basement walls for extra security. This small town has so much to offer with a local grocery store/gas pump,local hardware store, medical clinic and two city parks and many local businesses. Small town living at its best with a small drive to big box stores.

20. 2022-11-28
    soldstatus $105,000 Sold 713-char remark

    Show marketing remark (713 chars)

    Located in Trimont, this 3 bedroom home sits on a nice corner lot. An open living and dining room greet you as you come in the front door. Behind the living room a hallway with built in storage leads you to the main floor bedroom. This bedroom has beautiful hardwood floors. The 3/4 bathroom on the main floor has a tiled shower with an adjustable shower head and folding seat. The kitchen is to the back of the house and features a nice eat in area with built in cabinetry and sliding glass doors to the backyard deck. The main floor laundry is located to the side of the kitchen just off the two stall attached garage. Upstairs are the remaining two bedrooms and a 1/2 bath. Call today to set up your showing!

21. 2022-11-28
    soldstatus $105,000

    Show marketing remark (713 chars)

    Located in Trimont, this 3 bedroom home sits on a nice corner lot. An open living and dining room greet you as you come in the front door. Behind the living room a hallway with built in storage leads you to the main floor bedroom. This bedroom has beautiful hardwood floors. The 3/4 bathroom on the main floor has a tiled shower with an adjustable shower head and folding seat. The kitchen is to the back of the house and features a nice eat in area with built in cabinetry and sliding glass doors to the backyard deck. The main floor laundry is located to the side of the kitchen just off the two stall attached garage. Upstairs are the remaining two bedrooms and a 1/2 bath. Call today to set up your showing!

22. 2022-11-07
    status Pending 713-char remark

    Show marketing remark (713 chars)

    Located in Trimont, this 3 bedroom home sits on a nice corner lot. An open living and dining room greet you as you come in the front door. Behind the living room a hallway with built in storage leads you to the main floor bedroom. This bedroom has beautiful hardwood floors. The 3/4 bathroom on the main floor has a tiled shower with an adjustable shower head and folding seat. The kitchen is to the back of the house and features a nice eat in area with built in cabinetry and sliding glass doors to the backyard deck. The main floor laundry is located to the side of the kitchen just off the two stall attached garage. Upstairs are the remaining two bedrooms and a 1/2 bath. Call today to set up your showing!

23. 2022-11-02
    listed $109,000 Active 713-char remark

    Show marketing remark (713 chars)

    Located in Trimont, this 3 bedroom home sits on a nice corner lot. An open living and dining room greet you as you come in the front door. Behind the living room a hallway with built in storage leads you to the main floor bedroom. This bedroom has beautiful hardwood floors. The 3/4 bathroom on the main floor has a tiled shower with an adjustable shower head and folding seat. The kitchen is to the back of the house and features a nice eat in area with built in cabinetry and sliding glass doors to the backyard deck. The main floor laundry is located to the side of the kitchen just off the two stall attached garage. Upstairs are the remaining two bedrooms and a 1/2 bath. Call today to set up your showing!

ⓘ 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: $2,066 · $172/mo
• Projected year-2 tax: $2,066 · $172/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 ≥99°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: $13,191
• − Mortgage interest: −$8,677
• − Property taxes: −$2,066
• − Insurance: −$774
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$4,506
• Taxable loss: −$4,943
• Est. tax savings @ 24.0%: +$1,186
• After-tax cash flow: $-981/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: Martin County West School District
• NCES district ID: 2718960
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 50% ▼ -8.00%
• Median HH income: $48,825
• Composite: 37.66/100
• National rank: #4369
• State rank: #187 of 301 in MN

Livability — Trimont

• Score: 72/100
• State rank: #288
• US rank: #6269

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trimont, MN
• Population (ZIP): 985

Population outlook (Martin County) Hauer SSP2

• Today (2025): 18,583 people
• By 2030: 17,814 · -4.1%
• By 2040: 16,312 · -12.2%
• By 2050: 15,021 · -19.2%
• By 2075: 13,025 · -29.9%
• By 2100: 11,311 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 9% Two or more races 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 8%
• Common ancestry: Portuguese 12% Lithuanian 5% Italian 3%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Martin

• 2024 margin: Solid R (+39.7) · D 29.5% · R 69.1% · Other 1.4%
• 2008→2024 swing: -24.4pp toward R · 2008: -15.2pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+37.9 2016: R+41.4 2012: R+23.8 2008: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.31%
• Current HPI: 331.7374
• 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

+42.1% since first listed

6 events — show timeline

• 2026-04-13 Price Changed $154,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-16 Listed $164,900 NORTHSTARMLS as Distributed by MLS Grid
• 2022-11-28 Sold (Public Records) $105,000 Public Records
• 2022-11-28 Sold (MLS) $105,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-11-07 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-11-02 Listed $109,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+9.4%/yr

Latest (2025): $2,066 · +33.3% YoY. Source: county tax records.