This 1946 wood-frame house has 2 bedrooms, 1 bathroom, 776 square feet, a pier foundation, and a detached unfinished garage on a 5,727-square-foot lot. The property is zoned NT-1 and is in Flood Zone X. The existing house requires a complete renovation. The property should be evaluated through two separate investment strategies: renovating the existing house or demolishing the improvements and building a new single-family home.
Investment Strategy 1 — Renovate The Existing House
The existing 2/1 can be fully renovated and kept in its current configuration. The closest renovated sale is another 2/1 of nearly the same size that sold for $200,000, while stronger renovated sales between $242,000 and $290,000 provide the upper brackets. After accounting for the subject’s smaller living area, unfinished garage, and single bathroom, the supported rehab ARV is $200,000 to $220,000, with $210,000 as the working value. A renovated 2/1 should rent for approximately $1,850 to $1,950 per month.
Rehab Comparable Sales
- 2001 11th St S is 0.11 miles away and sold July 2026 for $200,000. This remodeled 2/1 has 804 square feet, a 5,179-square-foot corner lot, no pool, and a detached 2-car garage. It is the closest direct rehab comp, although its corner position and finished garage are superior.
- 1608 Preston St S is 0.61 miles away and sold April 2026 for $242,000. This fully updated 2/1 has 833 square feet, a 5,232-square-foot lot, no pool, and no garage. Its living area and lot are close matches, with its completed renovation supporting the upper portion of the rehab range.
- 1214 20th Ave S is 0.16 miles away and sold July 2026 for $290,000. This completely renovated 2/2 has 892 square feet, a 2,461-square-foot lot, no pool, driveway parking, and no garage. Its second bathroom and extensive roof, window, electrical, plumbing, kitchen, and finish updates make it a superior upper bracket.
Estimated Rehab Needed
- Interior demolition and finish replacement
- Floor, subfloor, ceiling, and wall reconstruction
- Kitchen and bathroom replacement
- Exterior siding, opening, paint, and landscaping restoration
- Detached garage repair or removal
- Current-condition review of the roof, framing, foundation, HVAC, electrical, plumbing, sewer lateral, and termite exposure
Investment Strategy 2 — Teardown And New Construction
The mapped parcel is approximately 60 feet wide and meets the NT-1 district’s basic 45-foot minimum width and 4,500-square-foot minimum lot area. The 0.50 residential floor-area ratio creates a theoretical maximum of approximately 2,864 gross square feet. Building to that maximum is not the recommended plan. The strongest nearby sale is a completed 1,415-square-foot 3/2 that sold for $429,000, while a larger 1,914-square-foot 3/2 with a garage sold for $485,000. The best risk-adjusted replacement is an efficient 3-bedroom, 2-bath home of approximately 1,400 to 1,650 square feet with driveway parking, a carport, or a compact 1-car garage. That product is supported at an estimated $425,000 to $450,000 retail value and approximately $2,500 to $2,900 per month in rent.
Land And Teardown Sales
- 1831 10th St S is 0.15 miles away and sold May 2026 for $110,000. This was a vacant 6,970-square-foot residential lot, making it slightly larger than the subject and free of the subject’s demolition burden.
- 1816 10th St S is 0.16 miles away and sold July 2026 for $50,000. This vacant parcel contains approximately 2,614 square feet, or less than half the subject’s land area, and provides lower-end land support after accounting for size.
- 2240 10th St S is 0.12 miles away and sold December 2025 for $105,000. This sale included an older 1,135-square-foot frame house on a 6,225-square-foot lot and is the closest match for a site carrying an older improvement burden.
These sales support an approximate $90,000 to $110,000 land and teardown value range before demolition, clearing, surveys, utility work, plans, permits, and construction. The $79,990 asking price is below that indicated range.
Completed New-Construction Sales
- 2324 13th St S is 0.29 miles away and sold November 2025 for $429,000. This completed 2025 new-construction 3/2 has 1,415 square feet, a 5,907-square-foot lot, no pool, and a 1-car carport. Its lot and building size closely match the recommended replacement product, making it the strongest new-construction comp.
- 2320 13th St S is 0.29 miles away and sold October 2025 for $485,000. This completed 2025 new-construction 3/2 has 1,914 square feet, a 6,016-square-foot lot, no pool, and an attached 1-car garage. Its larger living area and garage make it an upper bracket for the recommended compact build.
- 1851 13th St S is 0.27 miles away and sold January 2026 for $347,328. This 2022-built 4/2.5 has approximately 1,900 square feet, a 5,959-square-foot lot, no pool, and no garage. Its lower sale shows the downside risk of adding construction cost without receiving a proportional increase in resale value.
Estimated New-Construction Scope
- Existing house and detached garage demolition
- Demolition debris removal and site clearing
- Boundary, topographic, elevation, and tree surveys
- Tree-preservation and final building-footprint planning
- Utility disconnects, capacity review, and new services
- Site grading, drainage, driveway, and stormwater work
- New 3-bedroom, 2-bath home of approximately 1,400 to 1,650 square feet
- Driveway parking, carport, or compact 1-car garage within the approved site plan
ARV & Rental Analysis
Estimated Rehab ARV: $200,000 to $220,000 +/-
Estimated Renovated Rent: $1,850 to $1,950 per month +/-
Estimated Land/Teardown Value: $90,000 to $110,000 +/-
Estimated New-Construction Sellout: $425,000 to $450,000 +/-
Estimated New-Construction Rent: $2,500 to $2,900 per month +/-
