308 W 3rd St · Argyle, MN 56713

$69,900

4 bd · 1.0 ba · 864 sqft · SingleFamily public records · 42 Days on market

Built 1898 8,058 sqft lot $81/sqft · 63% 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 +5.1/10.0
• Appreciation +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Make this home yours, the possibilities are endless for this 4-bedroom home. Add your personal upgrading to make it just right or you. Call or text for your showing today!

Key facts

• 8,058 sq ft lot
• Built 1898
• Listed 41 days

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: City water; City sewer; Electric and natural gas service
• Home design: Residential property; One and one-half story
• Construction: Block foundation; Foundation dimensions approximately 30 x 24
• Exterior features: Vinyl exterior; Lot roughly 90 x 90

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Forced air heating; No central air
• Interior features: One and one-half levels; Basement with block foundation

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#349 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime C-, health & safety D+, amenities F.
• Stephen-Argyle Central Schools (rural): math 55% / reading 60% proficiency, ranked #170 of 467 in MN (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP; 9 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($483 loan paydown + $2k appreciation (3.0% local appreciation)).
• Marshall County population projected to shrink 8% 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago 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: flood insurance adds $56/mo; built in 1898 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1898 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.70% ✓
• Cap rate: 13.95%
• Cash-on-cash: 27.34%
• DSCR: 2.22
• GRM: 4.9

CMA / ARV

• ARV (median comp): $178,606
• List price: $69,900
• Delta: -60.86%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 30.1%
• Equity multiple: 2.70×
• Total profit: $33,340
• Equity at exit: $31,430

10-year hold

• IRR: 30.5%
• Equity multiple: 5.29×
• Total profit: $83,932
• Equity at exit: $48,437

Cash invested: $19,572 (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 56713

• Active inventory: 5
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,185 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$95 /mo · $1,136/yr
• Insurance: −$29
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $390

Break-even live

Break-even rent $691

Max offer price $69,900

Occupancy floor 62%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $69,900 Active 42 DOM
2. 2026-06-17
   days on market $69,900 Active 41 DOM
3. 2026-06-16
   days on market $69,900 Active 40 DOM
4. 2026-06-15
   days on market $69,900 Active 39 DOM
5. 2026-06-13
   days on market $69,900 Active 37 DOM
6. 2026-06-12
   days on market $69,900 Active 36 DOM
7. 2026-06-09
   days on market $69,900 Active 33 DOM
8. 2026-06-08
   days on market $69,900 Active 32 DOM
9. 2026-06-07
   days on market $69,900 Active 31 DOM
10. 2026-06-05
    days on market $69,900 Active 29 DOM
11. 2026-06-04
    days on market $69,900 Active 27 DOM
12. 2026-06-02
    days on market $69,900 Active 26 DOM
13. 2026-06-01
    days on market $69,900 Active 25 DOM
14. 2026-05-31
    days on market $69,900 Active 24 DOM
15. 2026-05-31
    days on market $69,900 Active 23 DOM
16. 2026-05-07
    listed $69,900 Active 172-char remark
17. 2025-11-07
    historical
18. 2025-05-06
    listed $74,900 Active
19. 2018-08-13
    listed $60,000

ⓘ 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: $1,136 · $95/mo
• Projected year-2 tax: $1,136 · $95/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 7/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,222
• − Mortgage interest: −$3,915
• − Property taxes: −$1,136
• − Insurance: −$1,016
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$2,033
• Taxable income: $3,845
• Est. tax owed @ 24.0%: −$923
• After-tax cash flow: $3,762/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: Stephen-Argyle Central Schools
• NCES district ID: 2700127
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 60% ▬ 0.00%
• Median HH income: $54,566
• Composite: 51.14/100
• National rank: #3775
• State rank: #170 of 467 in MN

Livability — Argyle

• Score: 70/100
• State rank: #349
• US rank: #8141

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Argyle, MN
• Population (ZIP): 866

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 9,191 people
• By 2030: 9,078 · -1.2%
• By 2040: 8,815 · -4.1%
• By 2050: 8,464 · -7.9%
• By 2075: 8,156 · -11.3%
• By 2100: 7,171 · -22.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Portuguese 37% Romanian 23% Lithuanian 21%
• Foreign-born: 1% · Canada

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+51.7) · D 23.4% · R 75.1% · Other 1.4%
• 2008→2024 swing: -52.2pp toward R · 2008: 0.6pp · 2024: -51.7pp
• All cycles: 2024: R+51.7 2020: R+47.5 2016: R+41.4 2012: R+12.1 2008: D+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+16.5% since first listed

4 events — show timeline

• 2026-05-07 Listed $69,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-05-06 Listed $74,900 NORTHSTARMLS as Distributed by MLS Grid
• 2018-08-13 Listed $60,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2026): $1,136 · +0.7% YoY. Source: county tax records.