709 Jackson St · Eveleth, MN 55734

$139,000

3 bd · 1.0 ba · 1,364 sqft · SingleFamily public records · 39 Days on market

Built 1900 4,356 sqft lot Est $151k · 8% under

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Why this score? — see what drove the C 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 +20.0/30.0
• ARV discount +11.2/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Schools +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in condition home. Home features newer roof, furnace, central air, water heater, front & back doors, remodeled bath, new laminate wood floor in the kitchen and new 2 stall garage. Bedrooms are in tandem.

Key facts

• Insulated garage
• Bright living area
• Spacious deck

Tags

• OPEN KITCHEN
• CENTRAL AIR
• SPACIOUS DECK
• INSULATED GARAGE
• BRIGHT LIVING AREA
• UPDATED FLOORING

Property features AI

Exterior

• Parking: Detached garage with 2 spaces; Garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Frame construction with wood siding; Asphalt shingle roof
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Dishwasher; Electric range; Microwave; 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 $139k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#506 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D+, health & safety D.
• Market conditions: 42 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 $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $84k; list at $139k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.26%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $151,404
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 Jackson St	0.12mi	3/2.0	1,260 (-8%)	7mo	$80,000	$63	72
914 Douglas Ave	0.41mi	3/1.2	1,396 (+2%)	10mo	$160,000	$115	68
810 Adams Ave	0.27mi	4/1.2 (+1)	1,440 (+6%)	10mo	$120,000	$83	64
107 Roosevelt Ave	0.23mi	3/1.5	1,196 (-12%)	6mo	$133,000	$111	62
621 Summit St	0.31mi	3/2.0	1,447 (+6%)	14mo	$130,000	$90	60
905 Washington St	0.26mi	3/3.0	1,536 (+13%)	4mo	$135,000	$88	56
711 Grant Ave	0.32mi	2/2.0 (-1)	1,414 (+4%)	19mo	$171,900	$122	54
606 Cleveland St	0.19mi	3/1.0	1,197 (-12%)	22mo	$77,000	$64	53
520 Mckinley Ave	0.04mi	4/1.2 (+1)	1,567 (+15%)	18mo	$182,410	$116	52
919 Adams Ave	0.35mi	3/1.0	1,198 (-12%)	14mo	$14,250	$12	52
1008 Douglas Ave	0.44mi	2/2.0 (-1)	1,518 (+11%)	0mo	$169,900	$112	52
107 N Auburn Ave	0.31mi	3/2.0	1,550 (+14%)	19mo	$229,000	$148	43

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-11,646
• Equity at exit: $20,725

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $3,925
• Equity at exit: $12,018

Cash invested: $38,920 (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 55734

• Home prices YoY: -29.1%
• Active inventory: 42
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$173 /mo · $2,074/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $170

Break-even live

Break-even rent $1,215

Max offer price $139,000

Occupancy floor 83%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $139,000 Active 39 DOM
2. 2026-06-18
   days on market $139,000 Active 38 DOM
3. 2026-06-17
   days on market $139,000 Active 37 DOM
4. 2026-06-16
   days on market $139,000 Active 36 DOM
5. 2026-06-15
   days on market $139,000 Active 35 DOM
6. 2026-06-14
   days on market $139,000 Active 33 DOM
7. 2026-06-13
   days on market $139,000 Active 32 DOM
8. 2026-06-10
   days on market $139,000 Active 30 DOM
9. 2026-06-09
   days on market $139,000 Active 29 DOM
10. 2026-06-08
    days on market $139,000 Active 28 DOM
11. 2026-06-07
    days on market $139,000 Active 27 DOM
12. 2026-06-05
    days on market $139,000 Active 24 DOM
13. 2026-06-03
    days on market $139,000 Active 23 DOM
14. 2026-06-02
    pricedays on market $139,000 Active 22 DOM
15. 2026-06-01
    days on market $145,000 Active 21 DOM
16. 2026-05-31
    days on market $145,000 Active 20 DOM
17. 2026-05-30
    days on market $145,000 Active 19 DOM
18. 2026-05-11
    listed $145,000 Active
19. 2011-06-10
    soldstatus $84,000
20. 2011-06-01
    soldstatus $84,000 214-char remark

    Show marketing remark (214 chars)

    Move in condition home. Home features newer roof, furnace, central air, water heater, front & back doors, remodeled bath, new laminate wood floor in the kitchen and new 2 stall garage. Bedrooms are in tandem.

21. 2011-04-04
    listed $86,900 214-char remark

    Show marketing remark (214 chars)

    Move in condition home. Home features newer roof, furnace, central air, water heater, front & back doors, remodeled bath, new laminate wood floor in the kitchen and new 2 stall garage. Bedrooms are in tandem.

ⓘ 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: $2,074 · $173/mo
• Projected year-2 tax: $2,074 · $173/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $17,167
• − Mortgage interest: −$7,786
• − Property taxes: −$2,074
• − Insurance: −$695
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$4,044
• Taxable loss: −$179
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $2,089/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 — Eveleth

• Score: 66/100
• State rank: #506
• US rank: #12213

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eveleth, MN
• Population (ZIP): 6,332

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 1% Native American 1%
• Common ancestry: Portuguese 13% Romanian 3% Lithuanian 3%
• Foreign-born: 2%
• Languages at home: 97% English-only · Russian/Polish/Slavic 2%

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: ▼ -85.98%
• Current HPI: 209.7614
• 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

+66.9% since first listed

4 events — show timeline

• 2026-05-11 Listed $145,000 RAOR
• 2011-06-10 Sold (Public Records) $84,000 Public Records
• 2011-06-01 Sold (MLS) $84,000 RAOR
• 2011-04-04 Listed $86,900 RAOR

Property tax history

+15.3%/yr

Latest (2025): $2,074 · +12.5% YoY. Source: county tax records.