11521 Blackwood Rd · Floodwood, MN 55736

$76,000

2 bd · 1.0 ba · 1,180 sqft · SingleFamily public records · 22 Days on market

Built 1965 4.00 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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 2-bed, 1-bath home offering 1,180 sq ft of comfortable living space in a peaceful setting. Features vinyl flooring in the living room, functional electrical and plumbing systems, and reliable heating with furnace, heaters, and window A/C units. Roof is approximately 12 years old with no leaks or patches, and the home includes a crawl space foundation. Great opportunity for homeowners or investors alike. Property sold AS-IS

Key facts

• 4 acre lot
• 3 garage spots
• Built 1965

Property features AI

Finance

• Other: Not fractional ownership
• Financial info: Tax information available (annual tax listed separately)

Exterior

• Parking: Attached or detached 3-car garage
• Utilities: Drilled water source; Mound septic system; Propane fuel
• Home design: Residential property; Single-story; Above-grade finished area 1,180 (main level finished area 1,180)
• Construction: Block foundation; Wood construction; Built on a single level
• Exterior features: Property sits on 4 acres; Lot dimensions approximately 260 x 863 x 200 x 1027

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 three-quarter bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: One-level living; Has basement (block foundation); Wood exterior (listed under exterior features); One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $75k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#502 in MN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Floodwood Public School District (rural): math 40% / reading 50% proficiency, ranked #334 of 467 in MN (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 639 units permitted in St. Louis County in 2024 (338 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($525 loan paydown + $5k appreciation (6.5% local appreciation)).
• At projected returns (6.5% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $76k implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,860 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — 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. 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.
4. 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.
5. 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: 1.35% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.81%
• DSCR: 1.88
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.8%
• Equity multiple: 3.18×
• Total profit: $46,338
• Equity at exit: $49,953

10-year hold

• IRR: 30.1%
• Equity multiple: 6.56×
• Total profit: $118,242
• Equity at exit: $92,528

Cash invested: $21,280 (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 55736

• Home prices YoY: 3.0%
• Active inventory: 23
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,024 medium
• Mortgage (P&I): −$399
• Tax from tax record: −$27 /mo · $328/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $351

Break-even live

Break-even rent $579

Max offer price $76,000

Occupancy floor 61%

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $76,000 Active 22 DOM
2. 2026-06-18
   days on market $76,000 Active 21 DOM
3. 2026-06-17
   days on market $76,000 Active 20 DOM
4. 2026-06-16
   days on market $76,000 Active 19 DOM
5. 2026-06-15
   pricedays on market $76,000 Active 18 DOM
6. 2026-06-14
   days on market $79,000 Active 16 DOM
7. 2026-06-13
   days on market $79,000 Active 15 DOM
8. 2026-06-10
   days on market $79,000 Active 13 DOM
9. 2026-06-09
   days on market $79,000 Active 12 DOM
10. 2026-06-08
    days on market $79,000 Active 11 DOM
11. 2026-06-07
    days on market $79,000 Active 10 DOM
12. 2026-06-05
    days on market $79,000 Active 7 DOM
13. 2026-06-02
    days on market $79,000 Active 5 DOM
14. 2026-06-01
    days on market $79,000 Active 4 DOM
15. 2026-05-31
    days on market $79,000 Active 3 DOM
16. 2026-05-30
    days on market $79,000 Active 2 DOM
17. 2026-05-28
    listed $79,000 Active
18. 2018-09-10
    soldstatus $30,000

ⓘ 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: $328 · $27/mo
• Projected year-2 tax: $590 · $49/mo
• Expected delta: +$262/yr (+$22/mo · 79.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,287
• − Mortgage interest: −$4,257
• − Property taxes: −$328
• − Insurance: −$380
• − Repairs & maintenance: −$983
• − Management: −$983
• − Depreciation: −$2,211
• Taxable income: $3,145
• Est. tax owed @ 24.0%: −$755
• After-tax cash flow: $3,461/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: Floodwood Public School District
• NCES district ID: 2712210
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $38,487
• Composite: 39.74/100
• National rank: #7994
• State rank: #334 of 467 in MN

Livability — Floodwood

• Score: 66/100
• State rank: #502
• US rank: #12027

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,326

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 (94%)
• Race & ethnicity: White 94% Two or more races 3%
• Common ancestry: Portuguese 9% Romanian 8% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 98% 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: ▲ 6.45%
• Current HPI: 222.9135
• 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

+163.3% since first listed

2 events — show timeline

• 2026-05-28 Listed $79,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-09-10 Sold (Public Records) $30,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $328 · +10.1% YoY. Source: county tax records.