210 Glasgow Ave · Donnelly, MN 56235

$55,000

3 bd · 1.0 ba · 1,800 sqft · Other · 22 Days on market

Built 1900 0.64 ac lot

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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 +5.0/10.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Large nearly . 75 acre corner lot features 1800 sq. ft 3 bedroom/1 bath house. Bring your toolbox and ideas and make this into your dream home. 2 BR on the second floor and a room that could become a second full bath. Newer furnace, water heater and water softener. Several outbuildings for added storage and a gazebo for relaxing. Plenty of room to build an additional garage, gardens, etc. Partial fenced yard area for pets.

Key facts

• 0.64 acre lot
• Garage
• Built 1900

Property features AI

Finance

• Financial info: Property type: Residential

Exterior

• Parking: Gravel parking; 1-car garage (approx. 18 x 14)
• Utilities: City water connected; City sewer connected (also holding tank); Propane fuel; 100 amp electrical service with circuit breakers
• Home design: Residential property; Two stories; Corner lot
• Construction: Built on poured concrete and stone foundation; Foundation dimensions: 38 x 28 and 10 x 18
• Exterior features: Wood exterior; Partial fencing; Gazebo; Storage shed; Detached garage

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom on the main floor
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Separate formal dining room; Unfinished basement with sump pump
• Laundry & utility: Main level laundry

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 $690 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#386 in MN) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime C-, health & safety C-, schools D-.
• Market conditions: 6 active listings in the ZIP; 5 units permitted in Stevens 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)).
• Stevens County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,175 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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?
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: 2.43% ✓
• Cap rate: 21.35%
• Cash-on-cash: 53.76%
• DSCR: 3.39
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 58.8%
• Equity multiple: 4.28×
• Total profit: $50,580
• Equity at exit: $24,730

10-year hold

• IRR: 58.4%
• Equity multiple: 8.69×
• Total profit: $118,497
• Equity at exit: $38,112

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 56235

• Active inventory: 6
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,335 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$53 /mo · $636/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $690

Break-even live

Break-even rent $461

Max offer price $55,000

Occupancy floor 43%

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 17 events

1. 2026-06-18
   days on market $55,000 Active 22 DOM
2. 2026-06-17
   days on market $55,000 Active 21 DOM
3. 2026-06-16
   days on market $55,000 Active 20 DOM
4. 2026-06-15
   days on market $55,000 Active 19 DOM
5. 2026-06-13
   days on market $55,000 Active 17 DOM
6. 2026-06-12
   days on market $55,000 Active 16 DOM
7. 2026-06-09
   days on market $55,000 Active 13 DOM
8. 2026-06-08
   days on market $55,000 Active 12 DOM
9. 2026-06-07
   days on market $55,000 Active 11 DOM
10. 2026-06-07
    days on market $55,000 Active 10 DOM
11. 2026-06-04
    days on market $55,000 Active 7 DOM
12. 2026-06-02
    days on market $55,000 Active 6 DOM
13. 2026-06-01
    days on market $55,000 Active 5 DOM
14. 2026-05-31
    days on market $55,000 Active 4 DOM
15. 2026-05-31
    days on market $55,000 Active 3 DOM
16. 2026-05-27
    listed $55,000 Active
17. 2024-08-15
    soldstatus $55,000

ⓘ 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: $636 · $53/mo
• Projected year-2 tax: $636 · $53/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $16,015
• − Mortgage interest: −$3,081
• − Property taxes: −$636
• − Insurance: −$275
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$1,600
• Taxable income: $7,861
• Est. tax owed @ 24.0%: −$1,887
• After-tax cash flow: $6,393/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 — Donnelly

• Score: 68/100
• State rank: #386
• US rank: #9168

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Donnelly, MN
• Population (ZIP): 486

Population outlook (Stevens County) Hauer SSP2

• Today (2025): 9,907 people
• By 2030: 9,987 · +0.8%
• By 2040: 10,214 · +3.1%
• By 2050: 10,642 · +7.4%
• By 2075: 12,546 · +26.6%
• By 2100: 14,065 · +42.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Portuguese 26% Romanian 6% Scottish 4%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Stevens

• 2024 margin: Strong R (+27.1) · D 35.7% · R 62.7% · Other 1.6%
• 2008→2024 swing: -28.3pp toward R · 2008: 1.3pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+22.1 2016: R+12.8 2012: R+0.4 2008: D+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $55,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-08-15 Sold (Public Records) $55,000 Public Records

Property tax history

-1.4%/yr

Latest (2026): $636 · +52.2% YoY. Source: county tax records.