41 Astor Rd · Babbitt, MN 55706

$159,900

3 bd · 1.0 ba · 1,408 sqft · SingleFamily public records · 124 Days on market

Built 1951 10,019 sqft lot Est $142k · 12% 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 +10.9/30.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• DSCR +3.1/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy small town living in this 4 bedroom home with numerous updates including: windows, siding, flooring, kitchen cabinets, countertops, dishwasher, refrigerator, electrical, AC, roof, fresh paint throughout the home, new PEX plumbing in kitchen and bath, and updated bathroom. HUGE 1024 SF heated & insulated garage with 9 ft doors, plus an additional 1 stall garage. Room for all your toys! Only 2 miles to one of the best Walleye fishing lakes, swimming beach, and close to ATV and snowmobile trails. Only a short drive to the BWCA, and Giant's Ridge Ski & Golf resort.

Key facts

• Insulated garage
• Heated garage
• Numerous updates

Tags

• NUMEROUS UPDATES
• HEATED GARAGE
• INSULATED GARAGE
• ROOM FOR ALL YOUR TOYS

Property features AI

Exterior

• Parking: Detached garage with 5 spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Frame construction with vinyl siding; Asphalt shingle roof
• Exterior features: Deck; Partial chain link fencing

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Heating & cooling: Central air conditioning; Forced air heating; Propane heating
• Interior features: Dishwasher; Electric Range; Refrigerator; Electric Water Heater; Full basement
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-72 ($-858/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (24.4% below list).
• Recommended offer: $121k (24.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#156 in MN, #3,426 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• St. Louis County School District (rural): math 34% / reading 49% proficiency, ranked #212 of 301 in MN (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Babbitt Elementary (math 34% / reading 44%, grade F, #604 of 857 statewide, top 74%, 97 students, 66% FRL); Northeast Range Secondary (math 15% / reading 34%, grade F, #375 of 471 statewide, top 81%, 115 students, 51% FRL) — zoned schools average 59% FRL vs 37% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 23 active listings in the ZIP; 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 124 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 15y 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 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,948 (24.4% 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 124 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — 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. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.92%
• DSCR: 0.91
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $142,208
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Garden Cir	0.23mi	2/2.0 (-1)	1,382 (-2%)	1mo	$127,000	$92	77
46 Beech Ct	0.37mi	4/1.2 (+1)	1,368 (-3%)	10mo	$148,000	$108	64
16 Hemlock Cir	0.12mi	3/1.8	1,596 (+13%)	20mo	$80,000	$50	52
107 Central Blvd	0.37mi	4/2.0 (+1)	1,590 (+13%)	11mo	$160,000	$101	43
98 South Dr	0.66mi	3/2.0	1,575 (+12%)	13mo	$199,000	$126	34

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: -19.5%
• Equity multiple: 0.32×
• Total profit: $-30,494
• Equity at exit: $23,842

10-year hold

• IRR: -12.3%
• Equity multiple: 0.27×
• Total profit: $-32,539
• Equity at exit: $13,825

Cash invested: $44,772 (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 55706

• Home prices YoY: -19.7%
• Active inventory: 23
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$122 /mo · $1,462/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-72

Break-even live

Break-even rent $1,300

Max offer price $147,269

Occupancy floor —

Sensitivity live

Price	-10% $19	-5% $-26	+0% $-72	+5% $-117	+10% $-162
Rent	-10% $-167	-5% $-119	+0% $-72	+5% $-24	+10% $24
Rate	-1.0pp $9	-0.5pp $-31	base $-72	+0.5pp $-113	+1.0pp $-155

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-22
   days on market $159,900 Active 124 DOM
2. 2026-06-19
   days on market $159,900 Active 122 DOM
3. 2026-06-18
   days on market $159,900 Active 121 DOM
4. 2026-06-17
   days on market $159,900 Active 120 DOM
5. 2026-06-16
   days on market $159,900 Active 119 DOM
6. 2026-06-15
   days on market $159,900 Active 118 DOM
7. 2026-06-14
   days on market $159,900 Active 116 DOM
8. 2026-06-13
   days on market $159,900 Active 115 DOM
9. 2026-06-10
   days on market $159,900 Active 113 DOM
10. 2026-06-09
    days on market $159,900 Active 112 DOM
11. 2026-06-08
    days on market $159,900 Active 111 DOM
12. 2026-06-07
    days on market $159,900 Active 110 DOM
13. 2026-06-02
    remarks 504-char remark
14. 2026-06-02
    days on market $159,900 Active 105 DOM
15. 2026-06-01
    days on market $159,900 Active 104 DOM
16. 2026-05-31
    remarks 395-char remark
17. 2026-05-31
    listed $159,900 Active 103 DOM

ⓘ 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: $1,462 · $122/mo
• Projected year-2 tax: $1,626 · $136/mo
• Expected delta: +$164/yr (+$14/mo · 11.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 13 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: $14,514
• − Mortgage interest: −$8,957
• − Property taxes: −$1,462
• − Insurance: −$800
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$4,652
• Taxable loss: −$3,678
• Est. tax savings @ 24.0%: +$883
• After-tax cash flow: $25/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: St. Louis County School District
• NCES district ID: 2700008
• Math proficiency: 34% ▼ -7.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $49,389
• Composite: 35.63/100
• National rank: #4886
• State rank: #212 of 301 in MN

Livability — Babbitt

• Score: 76/100
• State rank: #156
• US rank: #3426

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Babbitt, MN
• City population: 1,827
• Population (ZIP): 1,827

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 (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 3% Native American 1%
• Common ancestry: Portuguese 9% Romanian 6% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 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: ▼ -49.97%
• Current HPI: 204.0097
• 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

+227.0% since first listed

19 events — show timeline

• 2026-05-30 Relisted — RAOR
• 2026-05-30 Price Changed $159,900 RAOR
• 2026-05-30 Listed $159,900 LSAR
• 2025-11-26 Delisted — RAOR
• 2025-11-04 Price Changed $150,000 RAOR
• 2025-09-03 Price Changed $157,000 RAOR
• 2025-08-16 Listed $162,000 RAOR
• 2021-09-14 Sold (Public Records) $145,000 Public Records
• 2021-09-01 Sold (MLS) $145,000 RAOR
• 2021-09-01 Sold (MLS) $145,000 LSAR
• 2021-09-01 Sold (MLS) $145,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-06-10 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-05-10 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2021-05-06 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-05-04 Listed $139,500 NORTHSTARMLS as Distributed by MLS Grid
• 2021-04-28 Listed $139,500 RAOR
• 2021-04-28 Listed $139,500 LSAR
• 2012-03-16 Listed $59,500 NORTHSTARMLS as Distributed by MLS Grid
• 2011-04-08 Listed $48,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $1,462 · -21.5% YoY. Source: county tax records.