10 Hillside Ave NW · Akeley, MN 56433

$68,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 17 Days on market

Built 1930 9,583 sqft 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 +28.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +7.4/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Older, well kept home in town Akeley for the landlord or entry level buyer. Own for less than you can rent.

Key facts

• Steel garage
• Detached garage
• 9,583 sq ft lot

Tags

• STEEL GARAGE
• DETACHED GARAGE

Property features AI

Finance

• Other: Lot is about 0.22 acres with road frontage on a public city street; Directions: Hwy 64 to 34 to Hillside. Home on corner of 34 and Hillside

Exterior

• Parking: Attached garage with space for 3 vehicles
• Utilities: City water connected; City sewer connected; Electric and propane fuel sources
• Home design: Residential property; Two levels; Main entry level plus upper level
• Construction: Stone foundation; Foundation area approximately 550 square feet
• Exterior features: Vinyl exterior; Metal roof (8 years old or newer)

Interior

• Kitchen: No appliances specified for the kitchen
• Bedrooms: Two bedrooms (one on the main level, one on the upper level)
• Bathrooms: One full bathroom
• Heating & cooling: Ductless mini-split heating; No central cooling
• Interior features: Storage space in basement; No built-in appliances listed
• Laundry & utility: No washer/dryer or utility equipment specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($845 rent vs $68k).
• Recommended offer: $67k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#590 in MN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: health & safety C-, schools D, amenities F.
• Walker-Hackensack-Akeley School District (rural): math 31% / reading 47% proficiency, ranked #232 of 301 in MN (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 27 units permitted in Hubbard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($470 loan paydown + $3k appreciation (4.8% local appreciation)).
• Hubbard County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 $40k; list at $68k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,980 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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: 1.24% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.70%
• DSCR: 1.61
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.51×
• Total profit: $28,749
• Equity at exit: $37,714

10-year hold

• IRR: 23.7%
• Equity multiple: 4.96×
• Total profit: $75,324
• Equity at exit: $64,420

Cash invested: $19,040 (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 56433

• Home prices YoY: 1.5%
• Active inventory: 38
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $845 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$65 /mo · $784/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $217

Break-even live

Break-even rent $570

Max offer price $68,000

Occupancy floor 69%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $68,000 Active 17 DOM
2. 2026-06-17
   days on market $68,000 Active 16 DOM
3. 2026-06-16
   days on market $68,000 Active 15 DOM
4. 2026-06-15
   days on market $68,000 Active 14 DOM
5. 2026-06-13
   days on market $68,000 Active 12 DOM
6. 2026-06-12
   days on market $68,000 Active 11 DOM
7. 2026-06-09
   days on market $68,000 Active 8 DOM
8. 2026-06-08
   days on market $68,000 Active 7 DOM
9. 2026-06-07
   days on market $68,000 Active 6 DOM
10. 2026-06-07
    days on market $68,000 Active 5 DOM
11. 2026-06-04
    days on market $68,000 Active 2 DOM
12. 2026-06-01
    remarks 175-char remark
13. 2026-06-01
    listed $68,000 Active 1 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: $784 · $65/mo
• Projected year-2 tax: $784 · $65/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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,142
• − Mortgage interest: −$3,809
• − Property taxes: −$784
• − Insurance: −$340
• − Repairs & maintenance: −$811
• − Management: −$811
• − Depreciation: −$1,978
• Taxable income: $1,608
• Est. tax owed @ 24.0%: −$386
• After-tax cash flow: $2,223/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: Walker-Hackensack-Akeley School District
• NCES district ID: 2702910
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 47% ▼ -7.00%
• Median HH income: $45,355
• Composite: 33.16/100
• National rank: #5549
• State rank: #232 of 301 in MN

Livability — Akeley

• Score: 64/100
• State rank: #590
• US rank: #14076

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Akeley, MN
• Population (ZIP): 1,554

Population outlook (Hubbard County) Hauer SSP2

• Today (2025): 20,512 people
• By 2030: 20,275 · -1.2%
• By 2040: 19,429 · -5.3%
• By 2050: 18,093 · -11.8%
• By 2075: 14,903 · -27.3%
• By 2100: 10,994 · -46.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Portuguese 15% Lithuanian 5% Romanian 4%
• Foreign-born: 0%
• Languages at home: 98% English-only · Arabic 1% Spanish 1%

Political lean MEDSL · Hubbard

• 2024 margin: Solid R (+31.5) · D 33.4% · R 64.9% · Other 1.7%
• 2008→2024 swing: -17.0pp toward R · 2008: -14.5pp · 2024: -31.5pp
• All cycles: 2024: R+31.5 2020: R+28.8 2016: R+33.6 2012: R+16.9 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.80%
• Current HPI: 320.1376
• 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

+43.2% since first listed

4 events — show timeline

• 2026-06-01 Listed $68,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-05-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-05-09 Sold (MLS) $39,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-02-28 Listed $47,500 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.4%/yr

Latest (2025): $784 · -1.0% YoY. Source: county tax records.