1102 S 12th St · Virginia, MN 55792

$175,000

2 bd · 2.0 ba · 1,205 sqft · SingleFamily public records · 109 Days on market

Built 1953 8,712 sqft lot Est $153k · 14% over ↓ 5% since listing

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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 +10.6/30.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This charming corner-lot brick home has been lovingly maintained by the same family for over 60 years. The main level features three bedrooms, an eat-in kitchen, and a cozy den with a wood-burning fireplace. An attached one-car garage adds everyday convenience. The home offers a poured concrete basement with a bathroom already in place and plenty of space ready for you to finish and make your own. Recent updates include a brand-new gas forced-air furnace, new washer and dryer, a new roof and gutters installed in fall of 2024, and a newer dishwasher. A solid, well-cared-for home with great potential—ready for its next chapter.

Key facts

• Corner-lot
• Brick home
• Eat-in kitchen

Tags

• CORNER-LOT
• BRICK HOME
• EAT-IN KITCHEN
• WOOD-BURNING FIREPLACE
• POURED CONCRETE BASEMENT
• NEW GAS FORCED-AIR FURNACE

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single family residence; One-story
• Construction: Frame construction; Asphalt shingle roof
• Exterior features: Patio; Irregular lot

Interior

• Kitchen: Dishwasher; Electric range
• Heating & cooling: Forced air heating (natural gas and electric); Window unit cooling
• Interior features: Wood-burning fireplace (1); Full basement
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (29.8% below list).
• Recommended offer: $123k (29.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 7.7% in Virginia — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 1 comparable units currently listed for rent nearby; 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

• It's been on market 109 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,919 (29.8% 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 109 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — 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: 0.70% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.12%
• DSCR: 0.91
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $153,035
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 13th St S	0.03mi	3/2.0 (+1)	1,351 (+12%)	2mo	$185,500	$137	72
1509 11th St St S	0.41mi	3/1.8 (+1)	1,248 (+4%)	5mo	$122,000	$98	65
1319 13th St S	0.23mi	3/2.0 (+1)	1,378 (+14%)	6mo	$189,000	$137	56
1428 10th St St S	0.38mi	3/1.0 (+1)	1,344 (+12%)	2mo	$131,500	$98	52
1510 9th St S	0.45mi	3/1.0 (+1)	1,120 (-7%)	7mo	$85,000	$76	52
522 S 11th St	0.48mi	2/2.0	1,296 (+8%)	20mo	$131,000	$101	49
605 13th St S	0.40mi	2/1.2	1,080 (-10%)	15mo	$122,000	$113	48
815 6th St St S	0.42mi	3/1.8 (+1)	1,258 (+4%)	23mo	$160,000	$127	48
311 S 9th St	0.72mi	3/2.0 (+1)	1,296 (+8%)	2mo	$103,000	$79	47
1534 10th Street South St	0.47mi	3/1.8 (+1)	1,357 (+13%)	12mo	$174,900	$129	41
301 S 10th Ave	0.60mi	3/1.5 (+1)	1,251 (+4%)	22mo	$165,000	$132	40
1510 12th Street South St	0.39mi	3/1.5 (+1)	1,046 (-13%)	18mo	$150,000	$143	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: -19.9%
• Equity multiple: 0.31×
• Total profit: $-33,946
• Equity at exit: $26,093

10-year hold

• IRR: -12.9%
• Equity multiple: 0.25×
• Total profit: $-36,964
• Equity at exit: $15,131

Cash invested: $49,000 (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: 11.9×

Monthly cashflow live

• Estimated rent: $1,229 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$67 /mo · $804/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-87

Break-even live

Break-even rent $1,339

Max offer price $159,706

Occupancy floor —

Sensitivity live

Price	-10% $12	-5% $-37	+0% $-87	+5% $-136	+10% $-186
Rent	-10% $-184	-5% $-135	+0% $-87	+5% $-38	+10% $11
Rate	-1.0pp $2	-0.5pp $-42	base $-87	+0.5pp $-132	+1.0pp $-178

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 2nd St N Unit 2 Virginia, MN	3.0	1.0	970	$1,535	$1.58	15d	1	1.23mi

Listing history 20 events

1. 2026-06-21
   days on market $175,000 Active 109 DOM
2. 2026-06-19
   days on market $175,000 Active 107 DOM
3. 2026-06-18
   days on market $175,000 Active 106 DOM
4. 2026-06-17
   days on market $175,000 Active 105 DOM
5. 2026-06-16
   days on market $175,000 Active 104 DOM
6. 2026-06-15
   days on market $175,000 Active 103 DOM
7. 2026-06-14
   days on market $175,000 Active 101 DOM
8. 2026-06-13
   days on market $175,000 Active 100 DOM
9. 2026-06-10
   days on market $175,000 Active 98 DOM
10. 2026-06-09
    days on market $175,000 Active 97 DOM
11. 2026-06-08
    days on market $175,000 Active 96 DOM
12. 2026-06-07
    days on market $175,000 Active 95 DOM
13. 2026-06-05
    days on market $175,000 Active 92 DOM
14. 2026-06-03
    days on market $175,000 Active 91 DOM
15. 2026-06-02
    days on market $175,000 Active 90 DOM
16. 2026-06-01
    days on market $175,000 Active 89 DOM
17. 2026-05-31
    days on market $175,000 Active 88 DOM
18. 2026-05-30
    days on market $175,000 Active 87 DOM
19. 2026-05-12
    price $175,000
20. 2026-03-03
    listed $185,000 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: $804 · $67/mo
• Projected year-2 tax: $1,382 · $115/mo
• Expected delta: +$578/yr (+$48/mo · 71.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe 99% 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,750
• − Mortgage interest: −$9,803
• − Property taxes: −$804
• − Insurance: −$875
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − Depreciation: −$5,091
• Taxable loss: −$4,182
• Est. tax savings @ 24.0%: +$1,004
• After-tax cash flow: $-35/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

-5.4% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $175,000 RAOR
• 2026-03-03 Listed $185,000 RAOR

Property tax history

-2.4%/yr

Latest (2025): $804 · -56.6% YoY. Source: county tax records.