549 1st Ave W · Halstad, MN 56548

$55,000

3 bd · 1.0 ba · 823 sqft · Other · 96 Days on market

Built 1948 9,365 sqft lot ↓ 27% since listing

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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
• Appreciation +6.5/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover potential in this Halstad home! Featuring a recently updated bathroom and a propane heating system with a 7-year-old HVAC, the interior provides a solid foundation for your creative vision. The kitchen is a blank canvas, ready for your choice of new cabinets and appliances. While the home has seen some interior remodeling, the exterior is ready for your personal touch to enhance its curb appeal. This vacant property is sold as-is, offering a great chance to build equity. Enjoy the freedom of no HOA in a peaceful community setting.his is an assignment of contract (wholesale deal). Seller does not hold title.

Key facts

• 7 year old hvac
• Blank canvas kitchen
• No hoa

Tags

• UPDATED BATHROOM
• PROPANE HEATING SYSTEM
• 7 YEAR OLD HVAC
• BLANK CANVAS KITCHEN
• NO HOA
• PEACEFUL COMMUNITY SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($910 rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#557 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, health & safety D+, amenities F.
• Zoned schools: Ada-Borup-West Elementary (342 students, 56% FRL); Ada-Borup-West Secondary (343 students, 45% FRL).
• Market conditions: 7 active listings in the ZIP; 8 units permitted in Norman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
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: 1.65% ✓
• Cap rate: 12.60%
• Cash-on-cash: 22.52%
• DSCR: 2.00
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.7%
• Equity multiple: 2.62×
• Total profit: $24,942
• Equity at exit: $24,585

10-year hold

• IRR: 29.2%
• Equity multiple: 5.11×
• Total profit: $63,230
• Equity at exit: $37,775

Cash invested: $15,400 (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 56548

• Home prices YoY: 2.5%
• Active inventory: 7
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $910 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$118 /mo · $1,418/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $289

Break-even live

Break-even rent $544

Max offer price $55,000

Occupancy floor 63%

Sensitivity live

Price	-10% $320	-5% $305	+0% $289	+5% $273	+10% $258
Rent	-10% $217	-5% $253	+0% $289	+5% $325	+10% $361
Rate	-1.0pp $317	-0.5pp $303	base $289	+0.5pp $275	+1.0pp $260

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-22
   days on market $55,000 Active 96 DOM
2. 2026-06-21
   days on market $55,000 Active 95 DOM
3. 2026-06-21
   days on market $55,000 Active 94 DOM
4. 2026-06-18
   days on market $55,000 Active 92 DOM
5. 2026-06-17
   days on market $55,000 Active 91 DOM
6. 2026-06-16
   days on market $55,000 Active 90 DOM
7. 2026-06-15
   days on market $55,000 Active 89 DOM
8. 2026-06-13
   days on market $55,000 Active 87 DOM
9. 2026-06-12
   days on market $55,000 Active 86 DOM
10. 2026-06-09
    days on market $55,000 Active 83 DOM
11. 2026-06-08
    days on market $55,000 Active 82 DOM
12. 2026-06-07
    days on market $55,000 Active 81 DOM
13. 2026-06-05
    days on market $55,000 Active 79 DOM
14. 2026-06-04
    days on market $55,000 Active 77 DOM
15. 2026-06-02
    days on market $55,000 Active 76 DOM
16. 2026-06-01
    days on market $55,000 Active 75 DOM
17. 2026-05-31
    days on market $55,000 Active 74 DOM
18. 2026-05-31
    days on market $55,000 Active 73 DOM
19. 2026-05-08
    status Active 623-char remark

    Show marketing remark (623 chars)

    Discover potential in this Halstad home! Featuring a recently updated bathroom and a propane heating system with a 7-year-old HVAC, the interior provides a solid foundation for your creative vision. The kitchen is a blank canvas, ready for your choice of new cabinets and appliances. While the home has seen some interior remodeling, the exterior is ready for your personal touch to enhance its curb appeal. This vacant property is sold as-is, offering a great chance to build equity. Enjoy the freedom of no HOA in a peaceful community setting.his is an assignment of contract (wholesale deal). Seller does not hold title.

20. 2026-05-02
    historical 623-char remark

    Show marketing remark (623 chars)

    Discover potential in this Halstad home! Featuring a recently updated bathroom and a propane heating system with a 7-year-old HVAC, the interior provides a solid foundation for your creative vision. The kitchen is a blank canvas, ready for your choice of new cabinets and appliances. While the home has seen some interior remodeling, the exterior is ready for your personal touch to enhance its curb appeal. This vacant property is sold as-is, offering a great chance to build equity. Enjoy the freedom of no HOA in a peaceful community setting.his is an assignment of contract (wholesale deal). Seller does not hold title.

21. 2026-05-01
    status Active 623-char remark

    Show marketing remark (623 chars)

    Discover potential in this Halstad home! Featuring a recently updated bathroom and a propane heating system with a 7-year-old HVAC, the interior provides a solid foundation for your creative vision. The kitchen is a blank canvas, ready for your choice of new cabinets and appliances. While the home has seen some interior remodeling, the exterior is ready for your personal touch to enhance its curb appeal. This vacant property is sold as-is, offering a great chance to build equity. Enjoy the freedom of no HOA in a peaceful community setting.his is an assignment of contract (wholesale deal). Seller does not hold title.

22. 2026-04-29
    historical 623-char remark

    Show marketing remark (623 chars)

    Discover potential in this Halstad home! Featuring a recently updated bathroom and a propane heating system with a 7-year-old HVAC, the interior provides a solid foundation for your creative vision. The kitchen is a blank canvas, ready for your choice of new cabinets and appliances. While the home has seen some interior remodeling, the exterior is ready for your personal touch to enhance its curb appeal. This vacant property is sold as-is, offering a great chance to build equity. Enjoy the freedom of no HOA in a peaceful community setting.his is an assignment of contract (wholesale deal). Seller does not hold title.

23. 2026-04-20
    price $55,000 623-char remark

    Show marketing remark (623 chars)

    Discover potential in this Halstad home! Featuring a recently updated bathroom and a propane heating system with a 7-year-old HVAC, the interior provides a solid foundation for your creative vision. The kitchen is a blank canvas, ready for your choice of new cabinets and appliances. While the home has seen some interior remodeling, the exterior is ready for your personal touch to enhance its curb appeal. This vacant property is sold as-is, offering a great chance to build equity. Enjoy the freedom of no HOA in a peaceful community setting.his is an assignment of contract (wholesale deal). Seller does not hold title.

24. 2026-04-08
    price $60,000 623-char remark

    Show marketing remark (623 chars)

    Discover potential in this Halstad home! Featuring a recently updated bathroom and a propane heating system with a 7-year-old HVAC, the interior provides a solid foundation for your creative vision. The kitchen is a blank canvas, ready for your choice of new cabinets and appliances. While the home has seen some interior remodeling, the exterior is ready for your personal touch to enhance its curb appeal. This vacant property is sold as-is, offering a great chance to build equity. Enjoy the freedom of no HOA in a peaceful community setting.his is an assignment of contract (wholesale deal). Seller does not hold title.

25. 2026-03-28
    price $64,900 623-char remark

    Show marketing remark (623 chars)

    Discover potential in this Halstad home! Featuring a recently updated bathroom and a propane heating system with a 7-year-old HVAC, the interior provides a solid foundation for your creative vision. The kitchen is a blank canvas, ready for your choice of new cabinets and appliances. While the home has seen some interior remodeling, the exterior is ready for your personal touch to enhance its curb appeal. This vacant property is sold as-is, offering a great chance to build equity. Enjoy the freedom of no HOA in a peaceful community setting.his is an assignment of contract (wholesale deal). Seller does not hold title.

26. 2026-03-12
    listed $74,900 Active 623-char remark

    Show marketing remark (623 chars)

    Discover potential in this Halstad home! Featuring a recently updated bathroom and a propane heating system with a 7-year-old HVAC, the interior provides a solid foundation for your creative vision. The kitchen is a blank canvas, ready for your choice of new cabinets and appliances. While the home has seen some interior remodeling, the exterior is ready for your personal touch to enhance its curb appeal. This vacant property is sold as-is, offering a great chance to build equity. Enjoy the freedom of no HOA in a peaceful community setting.his is an assignment of contract (wholesale deal). Seller does not hold title.

ⓘ 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: $1,418 · $118/mo
• Projected year-2 tax: $1,418 · $118/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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,915
• − Mortgage interest: −$3,081
• − Property taxes: −$1,418
• − Insurance: −$275
• − Repairs & maintenance: −$873
• − Management: −$873
• − Depreciation: −$1,600
• Taxable income: $2,794
• Est. tax owed @ 24.0%: −$671
• After-tax cash flow: $2,798/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)

No district data.

Livability — Halstad

• Score: 65/100
• State rank: #557
• US rank: #13487

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Halstad, MN
• Population (ZIP): 724

Population outlook (Norman County) Hauer SSP2

• Today (2025): 6,540 people
• By 2030: 6,489 · -0.8%
• By 2040: 6,436 · -1.6%
• By 2050: 6,348 · -2.9%
• By 2075: 6,263 · -4.2%
• By 2100: 5,731 · -12.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 16% Two or more races 12% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2%
• Common ancestry: Portuguese 36% Romanian 5% Scottish 4%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Norman

• 2024 margin: Strong R (+22.2) · D 37.5% · R 59.8% · Other 2.7%
• 2008→2024 swing: -49.2pp toward R · 2008: 26.9pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+16.0 2016: R+13.5 2012: D+10.8 2008: D+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.95%
• Current HPI: 119.4964
• 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

-26.6% since first listed

8 events — show timeline

• 2026-05-08 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-29 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $55,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $60,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-28 Price Changed $64,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-12 Listed $74,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.2%/yr

Latest (2025): $1,418 · -3.1% YoY. Source: county tax records.