582 Gravel Rd · Montevideo, MN 56265

$99,000

3 bd · 1.0 ba · 1,122 sqft · SingleFamily · 133 Days on market

Built 1890 0.29 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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• 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

Are you looking for an affordable first home, or an investment property? Look no further, this cute 3 bedroom 1 bathroom home has lots of major updates and awaits its new owner's personal touch to make it their own. The main level offers a mud/entry room, living room, main floor bedroom, kitchen/dining and laundry. The upper level has 2 bedrooms and a full bath. The extra deep lot provides opportunity to add a garage. Major updates include newer siding, roof, windows, doors and furnace. The basement is spacious for storage. Call today for a showing!

Key facts

• Kitchen dining
• Extra deep lot
• Living room

Tags

• MUD ENTRY ROOM
• LIVING ROOM
• KITCHEN DINING
• LAUNDRY
• EXTRA DEEP LOT
• NEWER SIDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.6% 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: 86 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 $684 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

• It's been on market 133 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $16k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $99k implies a 360% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.07% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.10%
• DSCR: 1.40
• GRM: 7.8

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-2,678
• Equity at exit: $14,761

10-year hold

• IRR: 7.1%
• Equity multiple: 1.53×
• Total profit: $14,821
• Equity at exit: $8,560

Cash invested: $27,720 (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: 86
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$65 /mo · $782/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $210

Break-even live

Break-even rent $792

Max offer price $99,000

Occupancy floor 75%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $99,000 Active 133 DOM
2. 2026-06-17
   days on market $99,000 Active 132 DOM
3. 2026-06-16
   days on market $99,000 Active 131 DOM
4. 2026-06-15
   days on market $99,000 Active 130 DOM
5. 2026-06-13
   days on market $99,000 Active 128 DOM
6. 2026-06-12
   days on market $99,000 Active 127 DOM
7. 2026-06-09
   days on market $99,000 Active 124 DOM
8. 2026-06-09
   price $99,000 Active 123 DOM
9. 2026-06-08
   days on market $110,000 Active 123 DOM
10. 2026-06-07
    days on market $110,000 Active 122 DOM
11. 2026-06-05
    days on market $110,000 Active 120 DOM
12. 2026-06-04
    days on market $110,000 Active 118 DOM
13. 2026-06-02
    days on market $110,000 Active 117 DOM
14. 2026-06-01
    days on market $110,000 Active 116 DOM
15. 2026-05-31
    days on market $110,000 Active 115 DOM
16. 2026-05-31
    days on market $110,000 Active 114 DOM
17. 2026-04-22
    price $110,000 555-char remark

    Show marketing remark (555 chars)

    Are you looking for an affordable first home, or an investment property? Look no further, this cute 3 bedroom 1 bathroom home has lots of major updates and awaits its new owner's personal touch to make it their own. The main level offers a mud/entry room, living room, main floor bedroom, kitchen/dining and laundry. The upper level has 2 bedrooms and a full bath. The extra deep lot provides opportunity to add a garage. Major updates include newer siding, roof, windows, doors and furnace. The basement is spacious for storage. Call today for a showing!

18. 2026-02-05
    listed $115,000 Active 555-char remark

    Show marketing remark (555 chars)

    Are you looking for an affordable first home, or an investment property? Look no further, this cute 3 bedroom 1 bathroom home has lots of major updates and awaits its new owner's personal touch to make it their own. The main level offers a mud/entry room, living room, main floor bedroom, kitchen/dining and laundry. The upper level has 2 bedrooms and a full bath. The extra deep lot provides opportunity to add a garage. Major updates include newer siding, roof, windows, doors and furnace. The basement is spacious for storage. Call today for a showing!

19. 2019-02-02
    historical 176-char remark

    Show marketing remark (176 chars)

    This home makes a nice rental property or budget property for the financially thrifty person. The large yard lends itself to play area, gardening or just enjoying the outdoors.

20. 2016-01-22
    soldstatus $21,500 176-char remark

    Show marketing remark (176 chars)

    This home makes a nice rental property or budget property for the financially thrifty person. The large yard lends itself to play area, gardening or just enjoying the outdoors.

21. 2015-10-27
    listed $24,999 176-char remark

    Show marketing remark (176 chars)

    This home makes a nice rental property or budget property for the financially thrifty person. The large yard lends itself to play area, gardening or just enjoying the outdoors.

ⓘ 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: $782 · $65/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$163/yr (+$14/mo · 20.9%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 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: $12,695
• − Mortgage interest: −$5,546
• − Property taxes: −$782
• − Insurance: −$495
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$2,880
• Taxable income: $961
• Est. tax owed @ 24.0%: −$231
• After-tax cash flow: $2,291/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

+340.0% since first listed

5 events — show timeline

• 2026-04-22 Price Changed $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-05 Listed $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-02-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2016-01-22 Sold (MLS) $21,500 NORTHSTARMLS as Distributed by MLS Grid
• 2015-10-27 Listed $24,999 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+7.6%/yr

Latest (2025): $782 · +7.4% YoY. Source: county tax records.