212 S 10th St · Virginia, MN 55792

$74,900

3 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 16 Days on market

Built 1924 6,098 sqft lot Est $130k · 42% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-Bedroom Home on Double Lot in Virginia This 3-bedroom, 2-bathroom home offers comfort, space, and convenience. Situated on two lots, the property features a large, fully fenced yard—perfect for outdoor living, pets, or gardening. Recent updates include a newer roof and an efficient forced-air natural gas furnace for year-round comfort and a garden shed. Conveniently located close to local amenities, this home combines practicality with plenty of room to enjoy. Perfect starter home with rental potential!

Key facts

• Newer roof
• Double lot
• Garden shed

Tags

• DOUBLE LOT
• FULLY FENCED YARD
• NEWER ROOF
• GARDEN SHED
• CLOSE TO LOCAL AMENITIES

Property features AI

Exterior

• Parking: Concrete open parking
• Utilities: City water (connected); City sewer (connected); Natural gas service; Power provided by Virginia Public Utilities
• Home design: Residential property; Two levels; Main-level entry
• Construction: Frame construction; Asphalt roof; Slab foundation; Built with a 732 sq ft main level finished area
• Exterior features: Wood exterior; Full yard fencing; Light tree coverage; City street frontage; Publicly maintained road

Interior

• Kitchen: Range; Refrigerator; Exhaust fan
• Bedrooms: Three bedrooms total; Main-floor bedroom
• Bathrooms: One main-floor full bath; One upper-level 3/4 bath
• Heating & cooling: Forced air heating; Window air conditioning unit(s)
• Interior features: Informal dining area / living-dining room combination; No basement; Storage shed on property
• Laundry & utility: Washer hookup; Electric dryer hookup on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.1% vs local median 7.6% in Virginia — 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 63/100 on livability (#664 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, crime D, health & safety D.
• Market conditions: 65 active listings in the ZIP; 639 units permitted in St. Louis County in 2024 (338 in 5+ unit buildings).
• This rent runs 32% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 3 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 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,776 (1.5% below list)

Questions for the listing agent

1. Built in 1924 — 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. 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?
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: 1.89% ✓
• Cap rate: 17.14%
• Cash-on-cash: 38.75%
• DSCR: 2.72
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $130,144
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 S 8th St	0.24mi	3/2.0	1,628 (+4%)	3mo	$210,000	$129	80
528 10th St S	0.32mi	3/1.5	1,480 (-6%)	1mo	$50,000	$34	73
518 S 12th St	0.32mi	2/1.5 (-1)	1,532 (-2%)	6mo	$108,000	$70	70
804 S 6th Ave	0.36mi	4/1.0 (+1)	1,512 (-4%)	4mo	$124,900	$83	65
801 S 8th St	0.52mi	3/2.0	1,626 (+4%)	6mo	$180,000	$111	65
509 5th St. South St	0.45mi	4/2.0 (+1)	1,648 (+5%)	3mo	$150,000	$91	63
504 11th ST St S	0.27mi	3/2.0	1,400 (-11%)	20mo	$123,000	$88	53
807 S 7th. St	0.57mi	3/1.5	1,555 (-1%)	24mo	$180,000	$116	50
701 3rd St	0.63mi	4/2.0 (+1)	1,644 (+5%)	9mo	$102,000	$62	50
1100 S 6th Ave	0.33mi	4/2.5 (+1)	1,364 (-13%)	10mo	$95,000	$70	48
714 5th Street South St	0.56mi	3/1.0	1,785 (+14%)	12mo	$145,000	$81	37

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: 34.9%
• Equity multiple: 2.48×
• Total profit: $30,967
• Equity at exit: $11,168

10-year hold

• IRR: 41.7%
• Equity multiple: 4.93×
• Total profit: $82,396
• Equity at exit: $6,476

Cash invested: $20,972 (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 55792

• Home prices YoY: -26.5%
• Active inventory: 65
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,415 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$16 /mo · $196/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $677

Break-even live

Break-even rent $557

Max offer price $74,900

Occupancy floor 47%

Sensitivity live

Price	-10% $720	-5% $698	+0% $677	+5% $656	+10% $635
Rent	-10% $565	-5% $621	+0% $677	+5% $733	+10% $789
Rate	-1.0pp $715	-0.5pp $696	base $677	+0.5pp $658	+1.0pp $638

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-04
   status Pending
2. 2026-04-17
   listed $74,900 Active

   Show marketing remark (525 chars)

   Charming 3-Bedroom Home on Double Lot in Virginia This 3-bedroom, 2-bathroom home offers comfort, space, and convenience. Situated on two lots, the property features a large, fully fenced yard—perfect for outdoor living, pets, or gardening. Recent updates include a newer roof and an efficient forced-air natural gas furnace for year-round comfort and a garden shed. Conveniently located close to local amenities, this home combines practicality with plenty of room to enjoy. Perfect starter home with rental potential!

3. 2026-04-17
   listed $74,900 Active 525-char remark

   Show marketing remark (525 chars)

   Charming 3-Bedroom Home on Double Lot in Virginia This 3-bedroom, 2-bathroom home offers comfort, space, and convenience. Situated on two lots, the property features a large, fully fenced yard—perfect for outdoor living, pets, or gardening. Recent updates include a newer roof and an efficient forced-air natural gas furnace for year-round comfort and a garden shed. Conveniently located close to local amenities, this home combines practicality with plenty of room to enjoy. Perfect starter home with rental potential!

4. 2026-04-16
   listed $74,900 Active

ⓘ 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: $196 · $16/mo
• Projected year-2 tax: $517 · $43/mo
• Expected delta: +$321/yr (+$27/mo · 164.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,975
• − Mortgage interest: −$4,196
• − Property taxes: −$196
• − Insurance: −$374
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$2,179
• Taxable income: $7,314
• Est. tax owed @ 24.0%: −$1,755
• After-tax cash flow: $6,371/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 — Virginia

• Score: 63/100
• State rank: #664
• US rank: #15991

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Virginia, MN
• County: Saint Louis County · 115,152 people
• City population: 9,663
• Metro: Duluth, MN-WI
• Population (ZIP): 9,663
• Household income: $53,750
• Rent vs Own: 37.5% rent · 62.5% own
• Severe rent burden: 286.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 202,411 people
• By 2030: 203,234 · +0.4%
• By 2040: 202,520 · +0.1%
• By 2050: 200,853 · -0.8%
• By 2075: 200,943 · -0.7%
• By 2100: 192,058 · -5.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Native American 3% Asian 1%
• Common ancestry: Portuguese 12% Romanian 4% Lithuanian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · St. Louis

• 2024 margin: D (+13.7) · D 55.9% · R 42.2% · Other 1.8%
• 2008→2024 swing: -18.8pp toward R · 2008: 32.5pp · 2024: 13.7pp
• All cycles: 2024: D+13.7 2020: D+15.6 2016: D+11.8 2012: D+29.6 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.05%
• Current HPI: 199.7165
• Rent YoY: —
• Metro: Duluth, MN-WI
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-04 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-17 Listed $74,900 RAOR
• 2026-04-17 Listed $74,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-16 Listed $74,900 LSAR

Property tax history

-11.1%/yr

Latest (2025): $196 · -31.9% YoY. Source: county tax records.