103 S 8th St · Montevideo, MN 56265

$99,900

3 bd · 1.0 ba · 1,260 sqft · SingleFamily · 3 Days on market

Built 1908 5,837 sqft 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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a very nice, well kept, well built home on a corner lot. Built in desk in kitchen. Nice sized dinning room. Wood floors under carpeting in living and dinning room.

Key facts

• Formal dining room
• Large living room
• Cozy front porch

Tags

• COZY FRONT PORCH
• LARGE LIVING ROOM
• FORMAL DINING ROOM
• HARDWOOD FLOORS
• NEWER TUB SHOWER
• DETACHED GARAGE

Property features AI

Finance

• Other: Other annual assessment: $36; Tax year 2026
• Financial info: Conventional mortgage type

Exterior

• Parking: Detached or attached 1-car garage (14 x 21)
• Utilities: City water (connected); City sewer (connected); Electric with circuit breakers (Xcel Energy); Oil fuel
• Home design: Residential property; Two levels; Main living area all on one level (3 BR on one level noted)
• Construction: Block foundation; Foundation dimensions 24 x 26; Roof more than 8 years old
• Exterior features: Front porch; Wood exterior; Corner lot; 49 x 120 lot dimensions; City street frontage with paved streets; Publicly maintained road

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bedrooms: Three bedrooms (all on upper level)
• Bathrooms: One full bathroom (upper level)
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Separate/formal dining room; Water softener (owned); Full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 8.7% vs local median 3.2% in Montevideo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#101 in MN, #2,281 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Montevideo Public School District (town): math 44% / reading 50% proficiency, ranked #159 of 301 in MN (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 13 units permitted in Chippewa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Chippewa County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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 $51k; list at $100k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1908 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.09% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.70%
• DSCR: 1.39
• GRM: 7.6

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-3,273
• Equity at exit: $14,895

10-year hold

• IRR: 6.6%
• Equity multiple: 1.49×
• Total profit: $13,770
• Equity at exit: $8,638

Cash invested: $27,972 (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 56265

• Home prices YoY: -27.2%
• Active inventory: 87
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,090 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$93 /mo · $1,112/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $203

Break-even live

Break-even rent $833

Max offer price $99,900

Occupancy floor 76%

Sensitivity live

Price	-10% $259	-5% $231	+0% $203	+5% $175	+10% $146
Rent	-10% $117	-5% $160	+0% $203	+5% $246	+10% $289
Rate	-1.0pp $253	-0.5pp $228	base $203	+0.5pp $177	+1.0pp $151

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $99,900 Active 3 DOM
2. 2026-06-17
   remarks 291-char remark
3. 2026-06-17
   listed $99,900 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: $1,112 · $93/mo
• Projected year-2 tax: $1,115 · $93/mo
• Expected delta: +$3/yr ($0/mo · 0.3%)

ⓘ 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 4/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,079
• − Mortgage interest: −$5,596
• − Property taxes: −$1,112
• − Insurance: −$500
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$2,906
• Taxable income: $872
• Est. tax owed @ 24.0%: −$209
• After-tax cash flow: $2,225/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: Montevideo Public School District
• NCES district ID: 2721320
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 50% ▼ -9.00%
• Median HH income: $49,188
• Composite: 40.2/100
• National rank: #3783
• State rank: #159 of 301 in MN

Livability — Montevideo

• Score: 79/100
• State rank: #101
• US rank: #2281

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montevideo, MN
• Population (ZIP): 7,433

Population outlook (Chippewa County) Hauer SSP2

• Today (2025): 11,593 people
• By 2030: 11,294 · -2.6%
• By 2040: 10,715 · -7.6%
• By 2050: 10,229 · -11.8%
• By 2075: 9,600 · -17.2%
• By 2100: 8,500 · -26.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 4% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 35% Iranian 3% Romanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 2%

Political lean MEDSL · Chippewa

• 2024 margin: Solid R (+34.1) · D 32.2% · R 66.3% · Other 1.6%
• 2008→2024 swing: -40.0pp toward R · 2008: 5.9pp · 2024: -34.1pp
• All cycles: 2024: R+34.1 2020: R+30.6 2016: R+28.9 2012: D+1.9 2008: D+5.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.18%
• Current HPI: 222.6691
• 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

+88.8% since first listed

6 events — show timeline

• 2026-06-16 Listed $99,900 NORTHSTARMLS as Distributed by MLS Grid
• 2019-02-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2013-07-01 Sold (Public Records) $51,330 Public Records
• 2013-06-28 Sold (MLS) $51,330 NORTHSTARMLS as Distributed by MLS Grid
• 2013-04-16 Listed $52,900 NORTHSTARMLS as Distributed by MLS Grid
• 2013-04-16 Listed $52,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2026): $1,112 · +12.3% YoY. Source: county tax records.