3914 5th Ave E · Hibbing, MN 55746

$169,900

2 bd · 2.0 ba · 952 sqft · SingleFamily public records · 9 Days on market

Built 1950 6,882 sqft lot Est $136k · 25% over

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Why this score? — see what drove the F 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 +9.4/30.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this move in ready 4 BR Rambler! New flooring throughout main level. Newer windows. Heted, insulation 24x30 garage. Front entry with double closets. Nicely landscaped with an apple tree & raspberries. Lots of storage space too!

Key facts

• Insulated garage
• Heated garage
• New man door

Tags

• OVERSIZED GARAGE
• INSULATED GARAGE
• HEATED GARAGE
• NEW WATER HEATER
• NEW MAN DOOR
• NEW WINDOWS

Property features AI

Exterior

• Parking: Insulated, heated garage with concrete floor and storage; Garage approximately 26 x 30 (2.5 garage spaces)
• Utilities: City water; City sewer; 100 amp electric service; Power by Hawley Public Utilities; Fuel: Electric and natural gas
• Home design: Residential property; One-story (with lower level finished area); Entry faces front
• Construction: Frame construction; Asphalt roof; Block foundation (foundation area 952)
• Exterior features: Front porch; Storage shed; Lot approximately 50 x 125 on a city street; Publicly maintained road frontage

Interior

• Kitchen: Range; Wall oven; Refrigerator; Kitchen with window
• Bedrooms: 4 bedrooms; Main level bedroom (11.8 x 12.3); Lower level bedroom (13.5 x 10.5); Lower level bedroom (9.5 x 11.6); Additional bedroom (12.3 x 8.7)
• Bathrooms: Main-floor full bathroom (15 x 6); Lower-level three-quarter bathroom (12.8 x 7.3)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Kitchen window; Main-floor primary bedroom; Washer/dryer hookup; Finished basement with storage space; Sump pump; Exhaust fan
• Laundry & utility: Laundry room in basement with washer hookup, electric dryer hookup and laundry sink; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (30.2% below list).
• Recommended offer: $119k (30.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#103 in MN, #2,307 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Hibbing Public School District (town): math 43% / reading 54% proficiency, ranked #150 of 301 in MN (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 96 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 639 units permitted in St. Louis County in 2024 (338 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 5y 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: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,611 (30.2% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. 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?
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: 0.70% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.03%
• DSCR: 0.87
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $136,136
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3825 E 4th Ave	0.16mi	2/1.7	975 (+2%)	2mo	$79,000	$81	86
4228 4th Ave. Ave E	0.37mi	2/1.2	992 (+4%)	5mo	$141,500	$143	69
4053 Stuntz Dr	0.27mi	3/2.0 (+1)	1,048 (+10%)	4mo	$169,500	$162	62
3330 Outer Dr	0.61mi	2/2.0	977 (+3%)	6mo	$131,500	$135	62
1514 E 41st St	0.60mi	1/1.0 (-1)	956 (+0%)	7mo	$190,000	$199	57
3833 3rd Ave Ave W	0.51mi	3/1.0 (+1)	1,001 (+5%)	7mo	$169,000	$169	53
3718 4th Ave Ave W	0.58mi	2/1.0	864 (-9%)	1mo	$123,400	$143	52
3425 2nd Ave Ave W	0.65mi	2/2.0	1,020 (+7%)	17mo	$128,500	$126	43
3410 4th Ave W	0.75mi	2/1.2	1,040 (+9%)	6mo	$133,000	$128	42

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: -21.4%
• Equity multiple: 0.26×
• Total profit: $-35,232
• Equity at exit: $25,333

10-year hold

• IRR: -15.1%
• Equity multiple: 0.14×
• Total profit: $-40,746
• Equity at exit: $14,690

Cash invested: $47,572 (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 55746

• Home prices YoY: -18.7%
• Active inventory: 96
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,186 high
• Mortgage (P&I): −$891
• Tax from tax record: −$95 /mo · $1,144/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $-120

Break-even live

Break-even rent $1,338

Max offer price $148,690

Occupancy floor —

Sensitivity live

Price	-10% $-24	-5% $-72	+0% $-120	+5% $-168	+10% $-216
Rent	-10% $-214	-5% $-167	+0% $-120	+5% $-73	+10% $-26
Rate	-1.0pp $-35	-0.5pp $-77	base $-120	+0.5pp $-164	+1.0pp $-209

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 E 40th St Hibbing, MN	1.0–2.0	1.0	729	$1,135	$1.56	14d	1	0.12mi
3505 9th Ave W Unit 1 Hibbing, MN	2.0	1.0	627	$750	$1.20	14d	1	0.99mi
3505 9th Ave W Unit 2 Hibbing, MN	2.0	1.0	627	$748	$1.19	14d	1	0.99mi
1643 E 29th St Hibbing, MN	2.0	1.0	1000	$1,160	$1.16	14d	1	1.19mi
1606 E 29th St Hibbing, MN	2.0	1.0	1000	$1,160	$1.16	14d	1	1.19mi
1605 E 29th St Hibbing, MN	2.0	1.0	1000	$1,160	$1.16	44d	1	1.20mi
1615 1/2 E 29th St Hibbing, MN	1.0	1.0	750	$940	$1.25	14d	1	1.23mi
1621 E 29th St Hibbing, MN	1.0	1.0	750	$940	$1.25	14d	1	1.23mi

Listing history 14 events

1. 2026-05-04
   status Pending
2. 2026-04-27
   historical Contingent - Inspection
3. 2026-04-24
   listed $169,900 Active
4. 2023-09-14
   soldstatus $157,000
5. 2023-09-08
   soldstatus $157,000 243-char remark

   Show marketing remark (243 chars)

   Check out this move in ready 4 BR Rambler! New flooring throughout main level. Newer windows. Heted, insulation 24x30 garage. Front entry with double closets. Nicely landscaped with an apple tree & raspberries. Lots of storage space too!

6. 2023-09-08
   soldstatus $157,000 Closed 243-char remark

   Show marketing remark (243 chars)

   Check out this move in ready 4 BR Rambler! New flooring throughout main level. Newer windows. Heted, insulation 24x30 garage. Front entry with double closets. Nicely landscaped with an apple tree & raspberries. Lots of storage space too!

7. 2023-08-03
   price $159,900 243-char remark

   Show marketing remark (243 chars)

   Check out this move in ready 4 BR Rambler! New flooring throughout main level. Newer windows. Heted, insulation 24x30 garage. Front entry with double closets. Nicely landscaped with an apple tree & raspberries. Lots of storage space too!

8. 2023-07-26
   listed $159,900 243-char remark

   Show marketing remark (243 chars)

   Check out this move in ready 4 BR Rambler! New flooring throughout main level. Newer windows. Heted, insulation 24x30 garage. Front entry with double closets. Nicely landscaped with an apple tree & raspberries. Lots of storage space too!

9. 2023-07-26
   listed $169,900 Active 243-char remark

   Show marketing remark (243 chars)

   Check out this move in ready 4 BR Rambler! New flooring throughout main level. Newer windows. Heted, insulation 24x30 garage. Front entry with double closets. Nicely landscaped with an apple tree & raspberries. Lots of storage space too!

10. 2021-05-24
    soldstatus $119,900
11. 2021-05-24
    soldstatus $119,900
12. 2021-03-24
    listed $129,900
13. 2021-03-24
    listed $129,900
14. 2021-03-17
    soldstatus $52,000

ⓘ 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: $1,144 · $95/mo
• Projected year-2 tax: $1,523 · $127/mo
• Expected delta: +$379/yr (+$32/mo · 33.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,233
• − Mortgage interest: −$9,517
• − Property taxes: −$1,144
• − Insurance: −$850
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$4,943
• Taxable loss: −$4,497
• Est. tax savings @ 24.0%: +$1,079
• After-tax cash flow: $-361/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: Hibbing Public School District
• NCES district ID: 2713980
• Math proficiency: 43% ▼ -14.00%
• Reading proficiency: 54% ▼ -13.00%
• Median HH income: $41,666
• Composite: 40.7/100
• National rank: #3667
• State rank: #150 of 301 in MN

Livability — Hibbing

• Score: 79/100
• State rank: #103
• US rank: #2307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hibbing, MN
• County: Saint Louis County · 115,152 people
• City population: 16,730
• Metro: Duluth, MN-WI
• Population (ZIP): 16,730
• Household income: $55,823
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 623.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 2% Hispanic / Latino 2%
• Common ancestry: Portuguese 10% Lithuanian 2% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 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: ▼ -50.85%
• Current HPI: 220.7198
• 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

+226.7% since first listed

14 events — show timeline

• 2026-05-04 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-27 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-24 Listed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-09-14 Sold (Public Records) $157,000 Public Records
• 2023-09-08 Sold (MLS) $157,000 RAOR
• 2023-09-08 Sold (MLS) $157,000 LSAR
• 2023-08-03 Price Changed $159,900 RAOR
• 2023-07-26 Listed $169,900 RAOR
• 2023-07-26 Listed $159,900 LSAR
• 2021-05-24 Sold (MLS) $119,900 RAOR
• 2021-05-24 Sold (MLS) $119,900 LSAR
• 2021-03-24 Listed $129,900 RAOR
• 2021-03-24 Listed $129,900 LSAR
• 2021-03-17 Sold (Public Records) $52,000 Public Records

Property tax history

+16.6%/yr

Latest (2024): $1,144 · -35.8% YoY. Source: county tax records.