113 W 3rd St · Donnelly, MN 56235

$110,000

2 bd · 2.0 ba · 1,272 sqft · SingleFamily · 5 Days on market

Built 1914 0.48 ac lot

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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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• 1% rule +4.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Sitting on the edge of Donnelly tucked away on a half acre sits this 2 bed 2 bath, one level home with a detached 24x24 garage! A great addition in 2005 adds a bedroom in the basement with an egress window, a spacious main floor family room with vaulted ceilings and access to the deck that has complete privacy! A nice list of updates include: new addition 2005- new kitchen 2005- new siding in 2019- new appliances 2022- new shingles in 2024- brand new LP furnace and AC Unit in August of 2025! Enjoy the complete custom full kitchen with a built in counter-height table and seating, a main floor bedroom with a private full bathroom, a second 3/4 bath in the basement, nice laundry area, and sunn

Key facts

• New kitchen
• New siding
• Custom full kitchen

Tags

• DETACHED GARAGE
• NEW KITCHEN
• NEW SIDING
• NEW APPLIANCES
• NEW SHINGLES
• CUSTOM FULL KITCHEN

Property features AI

Finance

• Other: Garage(s) on property; Above-grade finished area and main level finished area noted; Below-grade finished area and additional storage space in basement

Exterior

• Parking: Gravel parking area; Detached 2-car garage (24 x 24)
• Utilities: City water connected; City sewer connected; Propane fuel; 100 amp electrical service with circuit breakers
• Home design: Residential property; One story; Main entry level; Vaulted ceilings
• Construction: Concrete and frame construction; Asphalt roof (age 8 years or less); Block and poured concrete foundation; Foundation dimensions: 28x22x8x12x16x16; Built with a partially finished basement
• Exterior features: Deck; Vinyl exterior; Irregular lot; 140 x 150 lot dimensions; City street frontage on a no-outlet/dead-end road; Publicly maintained road

Interior

• Kitchen: Range; Wall oven; Microwave; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms; Main floor primary bedroom; Main floor bedroom; Primary bedroom suite
• Bathrooms: 1 full bath; 1 three-quarter bath; Primary bathroom is full and private; Basement bathroom (ensuite); Main floor full bathroom; Egress windows in basement
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Vaulted ceiling(s); Water filtration system; Reverse osmosis system; Water softener (rented); Fuel tank (rented)
• Laundry & utility: Washer and dryer included; Washer/dryer hookup; Laundry located in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (2.0% below list).
• Recommended offer: $108k (2.0% below list) — sets the bar for 1% rule.

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-, amenities F.
• Zoned schools: Morris Area Elementary (math 56% / reading 55%, grade C, #308 of 857 statewide, top 36%, 553 students, 39% FRL); Morris Area Secondary (math 47% / reading 50%, grade D, #156 of 471 statewide, top 33%, 528 students, 30% FRL).
• 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 $4k of equity ($761 loan paydown + $3k 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,750 (2.0% below list)

Questions for the listing agent

1. Built in 1914 — 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: 0.98% ✗
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 8.5

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: 13.3%
• Equity multiple: 1.76×
• Total profit: $23,481
• Equity at exit: $49,461

10-year hold

• IRR: 15.2%
• Equity multiple: 3.25×
• Total profit: $69,196
• Equity at exit: $76,225

Cash invested: $30,800 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,078 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$68 /mo · $810/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $161

Break-even live

Break-even rent $874

Max offer price $110,000

Occupancy floor 80%

Sensitivity live

Price	-10% $223	-5% $192	+0% $161	+5% $130	+10% $99
Rent	-10% $76	-5% $118	+0% $161	+5% $204	+10% $246
Rate	-1.0pp $216	-0.5pp $189	base $161	+0.5pp $133	+1.0pp $104

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-14
   listed $110,000 Active 836-char remark

ⓘ 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: $810 · $68/mo
• Projected year-2 tax: $1,021 · $85/mo
• Expected delta: +$211/yr (+$18/mo · 26.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,930
• − Mortgage interest: −$6,162
• − Property taxes: −$810
• − Insurance: −$550
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$3,200
• Taxable income: $139
• Est. tax owed @ 24.0%: −$33
• After-tax cash flow: $1,899/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

2 events — show timeline

• 2026-05-21 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-14 Listed $110,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+0.9%/yr

Latest (2026): $810 · +4.1% YoY. Source: county tax records.