16465 350th St NW · West Valley, MN 56738

$110,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 41 Days on market

Built 1930 8.00 ac lot

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Why this score? — see what drove the D 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 +11.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.9/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks

Enjoy your own little slice of country living on this 8- acre farmhouse located just minutes from Newfolden, Featuring a spacious yard, barn, and detached garage this property offers plenty of space and potential for the right buyer. Home will require updates and repairs, making it a great opportunity for someone to make it their own.

Key facts

• 8 acre lot
• 2 garage spots
• Built 1930

Property features AI

Finance

• Financial info: Annual tax amount listed (not included per instructions)

Exterior

• Parking: Attached or detached 2-car garage
• Utilities: Public water
• Home design: Single-family residential property; Two levels
• Construction: Wood siding exterior
• Exterior features: Irregular-shaped lot; Lot area approximately 348,480 square feet

Interior

• Bedrooms: Bedrooms count not specified
• Bathrooms: One full bathroom
• Interior features: Six total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-36 ($-431/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $81k (26.2% below list).
• Recommended offer: $81k (26.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Marshall County Central Schools (rural): math 41% / reading 49% proficiency, ranked #175 of 301 in MN (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 9 units permitted in Marshall 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)).
• Marshall County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~7 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

• It's been on market 41 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $81,173 (26.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.40%
• DSCR: 0.94
• GRM: 11.3

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: 6.2%
• Equity multiple: 1.35×
• Total profit: $10,925
• Equity at exit: $49,461

10-year hold

• IRR: 9.1%
• Equity multiple: 2.37×
• Total profit: $42,061
• 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 56738

• Active inventory: 6
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $812 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$54 /mo · $654/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $-36

Break-even live

Break-even rent $857

Max offer price $103,655

Occupancy floor 99%

Sensitivity live

Price	-10% $26	-5% $-5	+0% $-36	+5% $-67	+10% $-98
Rent	-10% $-100	-5% $-68	+0% $-36	+5% $-4	+10% $28
Rate	-1.0pp $19	-0.5pp $-8	base $-36	+0.5pp $-64	+1.0pp $-93

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 15 events

1. 2026-06-17
   status $110,000 Pending 41 DOM
2. 2026-06-16
   days on market $110,000 Active 41 DOM
3. 2026-06-15
   days on market $110,000 Active 40 DOM
4. 2026-06-13
   days on market $110,000 Active 38 DOM
5. 2026-06-12
   days on market $110,000 Active 37 DOM
6. 2026-06-09
   days on market $110,000 Active 34 DOM
7. 2026-06-08
   days on market $110,000 Active 33 DOM
8. 2026-06-07
   days on market $110,000 Active 32 DOM
9. 2026-06-07
   days on market $110,000 Active 31 DOM
10. 2026-06-04
    days on market $110,000 Active 28 DOM
11. 2026-06-02
    days on market $110,000 Active 27 DOM
12. 2026-06-01
    days on market $110,000 Active 26 DOM
13. 2026-05-31
    days on market $110,000 Active 25 DOM
14. 2026-05-31
    days on market $110,000 Active 24 DOM
15. 2026-05-06
    listed $110,000 Active 336-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: $654 · $54/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$289/yr (+$24/mo · 44.2%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 1/10 Low 7 d/yr ≥95°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,741
• − Mortgage interest: −$6,162
• − Property taxes: −$654
• − Insurance: −$550
• − Repairs & maintenance: −$779
• − Management: −$779
• − Depreciation: −$3,200
• Taxable loss: −$2,383
• Est. tax savings @ 24.0%: +$572
• After-tax cash flow: $141/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: Marshall County Central Schools
• NCES district ID: 2723550
• Math proficiency: 41% ▼ -9.00%
• Reading proficiency: 49% ▼ -14.00%
• Median HH income: $54,164
• Composite: 39.01/100
• National rank: #4070
• State rank: #175 of 301 in MN

Livability — West Valley

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,407

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 9,191 people
• By 2030: 9,078 · -1.2%
• By 2040: 8,815 · -4.1%
• By 2050: 8,464 · -7.9%
• By 2075: 8,156 · -11.3%
• By 2100: 7,171 · -22.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2% Native American 1%
• Common ancestry: Portuguese 54% Romanian 9% Scottish 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+51.7) · D 23.4% · R 75.1% · Other 1.4%
• 2008→2024 swing: -52.2pp toward R · 2008: 0.6pp · 2024: -51.7pp
• All cycles: 2024: R+51.7 2020: R+47.5 2016: R+41.4 2012: R+12.1 2008: D+0.6

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

• 2026-06-16 Pending — GFAAR
• 2026-05-06 Listed $110,000 GFAAR

Property tax history

+6.1%/yr

Latest (2026): $654 · +2.5% YoY. Source: county tax records.