217 3rd Ave NW · Chisholm, MN 55719

$124,700

3 bd · 2.0 ba · 1,472 sqft · SingleFamily public records · 170 Days on market

Built 1900 6,882 sqft lot $85/sqft · 12% above area Est $122k · at est.

---

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 +21.2/30.0
• DSCR +6.8/10.0
• ARV discount +6.3/15.0
• 1% rule +4.7/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4-bedroom, 1.5-bath home in Chisholm, MN offering functional living space and excellent outdoor amenities. The exterior features a detached 2-car garage and an insulated 20x28 workshop, both finished with metal roofs, plus a large back deck ideal for entertaining or relaxing. The main level includes a convenient half bath, kitchen, living room, dining room, and an enclosed front porch providing additional usable space. Upstairs you’ll find three bedrooms and a full bathroom, while the third level offers a private fourth bedroom with bonus space—perfect for a home office, hobby room, or guest area. Natural gas heat, a compliant sewer lateral, and a basement complete with washer and dryer. Schedule your showing today and see all this Chisholm home has to offer.

Key facts

• Large back deck
• Insulated workshop
• Bonus space

Tags

• DETACHED 2-CAR GARAGE
• INSULATED WORKSHOP
• LARGE BACK DECK
• ENCLOSED FRONT PORCH
• PRIVATE FOURTH BEDROOM
• BONUS SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $180 ($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 $121k (2.7% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 5.7% in Chisholm — 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 74/100 on livability (#224 in MN, #4,803 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Chisholm Public School District (town): math 37% / reading 46% proficiency, ranked #219 of 301 in MN (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 active listings in the ZIP; 639 units permitted in St. Louis County in 2024 (338 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $862 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,736 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 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 1900 — 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: 0.97% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.19%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

• ARV (median comp): $121,566
• List price: $124,700
• Delta: 2.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 SW 2nd St	0.32mi	2/1.7 (-1)	1,477 (+0%)	1mo	$150,000	$102	78
205 5th St St NW	0.16mi	3/1.2	1,408 (-4%)	18mo	$111,500	$79	67
124 3rd St SW	0.37mi	2/2.0 (-1)	1,512 (+3%)	9mo	$100,900	$67	66
2 8th St. St NW	0.44mi	2/1.8 (-1)	1,496 (+2%)	7mo	$164,000	$110	65
320 NW 4th St	0.11mi	3/1.5	1,320 (-10%)	14mo	$40,000	$30	64
600 4th ST St NW	0.28mi	3/2.0	1,276 (-13%)	3mo	$125,000	$98	62
131 2nd St SW	0.33mi	3/1.8	1,288 (-12%)	2mo	$112,000	$87	62
609 8th St NW	0.43mi	3/1.0	1,584 (+8%)	5mo	$143,000	$90	59
16 SW 4th St	0.47mi	4/1.5 (+1)	1,376 (-6%)	5mo	$116,000	$84	56
214 SW 7th St	0.60mi	3/2.0	1,296 (-12%)	2mo	$99,000	$76	50
214 8th Street St SW	0.66mi	2/1.0 (-1)	1,380 (-6%)	4mo	$80,000	$58	46
23 13th St NW	0.70mi	3/1.0	1,404 (-5%)	18mo	$68,000	$48	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-8,769
• Equity at exit: $18,593

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $7,000
• Equity at exit: $10,782

Cash invested: $34,916 (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 55719

• Home prices YoY: -18.1%
• Active inventory: 36
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,213 medium
• Mortgage (P&I): −$654
• Tax from tax record: −$72 /mo · $866/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $180

Break-even live

Break-even rent $985

Max offer price $124,700

Occupancy floor 80%

Sensitivity live

Price	-10% $251	-5% $215	+0% $180	+5% $145	+10% $110
Rent	-10% $84	-5% $132	+0% $180	+5% $228	+10% $276
Rate	-1.0pp $243	-0.5pp $212	base $180	+0.5pp $148	+1.0pp $115

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: $31,175
• Closing costs: $3,741
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-05
   days on market $124,700 Active 170 DOM
2. 2026-06-03
   days on market $124,700 Active 169 DOM
3. 2026-06-02
   days on market $124,700 Active 168 DOM
4. 2026-06-01
   days on market $124,700 Active 167 DOM
5. 2026-05-31
   days on market $124,700 Active 166 DOM
6. 2026-05-30
   days on market $124,700 Active 165 DOM
7. 2026-05-06
   price $124,700 790-char remark

   Show marketing remark (790 chars)

   Spacious 4-bedroom, 1.5-bath home in Chisholm, MN offering functional living space and excellent outdoor amenities. The exterior features a detached 2-car garage and an insulated 20x28 workshop, both finished with metal roofs, plus a large back deck ideal for entertaining or relaxing. The main level includes a convenient half bath, kitchen, living room, dining room, and an enclosed front porch providing additional usable space. Upstairs you’ll find three bedrooms and a full bathroom, while the third level offers a private fourth bedroom with bonus space—perfect for a home office, hobby room, or guest area. Natural gas heat, a compliant sewer lateral, and a basement complete with washer and dryer. Schedule your showing today and see all this Chisholm home has to offer.

8. 2026-05-06
   price $124,700 790-char remark

   Show marketing remark (790 chars)

   Spacious 4-bedroom, 1.5-bath home in Chisholm, MN offering functional living space and excellent outdoor amenities. The exterior features a detached 2-car garage and an insulated 20x28 workshop, both finished with metal roofs, plus a large back deck ideal for entertaining or relaxing. The main level includes a convenient half bath, kitchen, living room, dining room, and an enclosed front porch providing additional usable space. Upstairs you’ll find three bedrooms and a full bathroom, while the third level offers a private fourth bedroom with bonus space—perfect for a home office, hobby room, or guest area. Natural gas heat, a compliant sewer lateral, and a basement complete with washer and dryer. Schedule your showing today and see all this Chisholm home has to offer.

9. 2026-05-06
   price $124,700

   Show marketing remark (790 chars)

   Spacious 4-bedroom, 1.5-bath home in Chisholm, MN offering functional living space and excellent outdoor amenities. The exterior features a detached 2-car garage and an insulated 20x28 workshop, both finished with metal roofs, plus a large back deck ideal for entertaining or relaxing. The main level includes a convenient half bath, kitchen, living room, dining room, and an enclosed front porch providing additional usable space. Upstairs you’ll find three bedrooms and a full bathroom, while the third level offers a private fourth bedroom with bonus space—perfect for a home office, hobby room, or guest area. Natural gas heat, a compliant sewer lateral, and a basement complete with washer and dryer. Schedule your showing today and see all this Chisholm home has to offer.

10. 2026-04-09
    price $129,700 790-char remark

    Show marketing remark (790 chars)

    Spacious 4-bedroom, 1.5-bath home in Chisholm, MN offering functional living space and excellent outdoor amenities. The exterior features a detached 2-car garage and an insulated 20x28 workshop, both finished with metal roofs, plus a large back deck ideal for entertaining or relaxing. The main level includes a convenient half bath, kitchen, living room, dining room, and an enclosed front porch providing additional usable space. Upstairs you’ll find three bedrooms and a full bathroom, while the third level offers a private fourth bedroom with bonus space—perfect for a home office, hobby room, or guest area. Natural gas heat, a compliant sewer lateral, and a basement complete with washer and dryer. Schedule your showing today and see all this Chisholm home has to offer.

11. 2026-03-09
    price $129,700 790-char remark

    Show marketing remark (790 chars)

    Spacious 4-bedroom, 1.5-bath home in Chisholm, MN offering functional living space and excellent outdoor amenities. The exterior features a detached 2-car garage and an insulated 20x28 workshop, both finished with metal roofs, plus a large back deck ideal for entertaining or relaxing. The main level includes a convenient half bath, kitchen, living room, dining room, and an enclosed front porch providing additional usable space. Upstairs you’ll find three bedrooms and a full bathroom, while the third level offers a private fourth bedroom with bonus space—perfect for a home office, hobby room, or guest area. Natural gas heat, a compliant sewer lateral, and a basement complete with washer and dryer. Schedule your showing today and see all this Chisholm home has to offer.

12. 2026-03-09
    price $129,700

    Show marketing remark (790 chars)

    Spacious 4-bedroom, 1.5-bath home in Chisholm, MN offering functional living space and excellent outdoor amenities. The exterior features a detached 2-car garage and an insulated 20x28 workshop, both finished with metal roofs, plus a large back deck ideal for entertaining or relaxing. The main level includes a convenient half bath, kitchen, living room, dining room, and an enclosed front porch providing additional usable space. Upstairs you’ll find three bedrooms and a full bathroom, while the third level offers a private fourth bedroom with bonus space—perfect for a home office, hobby room, or guest area. Natural gas heat, a compliant sewer lateral, and a basement complete with washer and dryer. Schedule your showing today and see all this Chisholm home has to offer.

13. 2026-01-13
    price $139,700

    Show marketing remark (790 chars)

    Spacious 4-bedroom, 1.5-bath home in Chisholm, MN offering functional living space and excellent outdoor amenities. The exterior features a detached 2-car garage and an insulated 20x28 workshop, both finished with metal roofs, plus a large back deck ideal for entertaining or relaxing. The main level includes a convenient half bath, kitchen, living room, dining room, and an enclosed front porch providing additional usable space. Upstairs you’ll find three bedrooms and a full bathroom, while the third level offers a private fourth bedroom with bonus space—perfect for a home office, hobby room, or guest area. Natural gas heat, a compliant sewer lateral, and a basement complete with washer and dryer. Schedule your showing today and see all this Chisholm home has to offer.

14. 2026-01-13
    price $139,700 790-char remark

    Show marketing remark (790 chars)

    Spacious 4-bedroom, 1.5-bath home in Chisholm, MN offering functional living space and excellent outdoor amenities. The exterior features a detached 2-car garage and an insulated 20x28 workshop, both finished with metal roofs, plus a large back deck ideal for entertaining or relaxing. The main level includes a convenient half bath, kitchen, living room, dining room, and an enclosed front porch providing additional usable space. Upstairs you’ll find three bedrooms and a full bathroom, while the third level offers a private fourth bedroom with bonus space—perfect for a home office, hobby room, or guest area. Natural gas heat, a compliant sewer lateral, and a basement complete with washer and dryer. Schedule your showing today and see all this Chisholm home has to offer.

15. 2026-01-13
    price $139,700 790-char remark

    Show marketing remark (790 chars)

    Spacious 4-bedroom, 1.5-bath home in Chisholm, MN offering functional living space and excellent outdoor amenities. The exterior features a detached 2-car garage and an insulated 20x28 workshop, both finished with metal roofs, plus a large back deck ideal for entertaining or relaxing. The main level includes a convenient half bath, kitchen, living room, dining room, and an enclosed front porch providing additional usable space. Upstairs you’ll find three bedrooms and a full bathroom, while the third level offers a private fourth bedroom with bonus space—perfect for a home office, hobby room, or guest area. Natural gas heat, a compliant sewer lateral, and a basement complete with washer and dryer. Schedule your showing today and see all this Chisholm home has to offer.

16. 2025-12-16
    listed $149,900 Active 790-char remark

    Show marketing remark (790 chars)

    Spacious 4-bedroom, 1.5-bath home in Chisholm, MN offering functional living space and excellent outdoor amenities. The exterior features a detached 2-car garage and an insulated 20x28 workshop, both finished with metal roofs, plus a large back deck ideal for entertaining or relaxing. The main level includes a convenient half bath, kitchen, living room, dining room, and an enclosed front porch providing additional usable space. Upstairs you’ll find three bedrooms and a full bathroom, while the third level offers a private fourth bedroom with bonus space—perfect for a home office, hobby room, or guest area. Natural gas heat, a compliant sewer lateral, and a basement complete with washer and dryer. Schedule your showing today and see all this Chisholm home has to offer.

17. 2025-12-16
    listed $149,900 Active 790-char remark

    Show marketing remark (790 chars)

    Spacious 4-bedroom, 1.5-bath home in Chisholm, MN offering functional living space and excellent outdoor amenities. The exterior features a detached 2-car garage and an insulated 20x28 workshop, both finished with metal roofs, plus a large back deck ideal for entertaining or relaxing. The main level includes a convenient half bath, kitchen, living room, dining room, and an enclosed front porch providing additional usable space. Upstairs you’ll find three bedrooms and a full bathroom, while the third level offers a private fourth bedroom with bonus space—perfect for a home office, hobby room, or guest area. Natural gas heat, a compliant sewer lateral, and a basement complete with washer and dryer. Schedule your showing today and see all this Chisholm home has to offer.

18. 2025-12-16
    listed $149,900 Active

    Show marketing remark (790 chars)

    Spacious 4-bedroom, 1.5-bath home in Chisholm, MN offering functional living space and excellent outdoor amenities. The exterior features a detached 2-car garage and an insulated 20x28 workshop, both finished with metal roofs, plus a large back deck ideal for entertaining or relaxing. The main level includes a convenient half bath, kitchen, living room, dining room, and an enclosed front porch providing additional usable space. Upstairs you’ll find three bedrooms and a full bathroom, while the third level offers a private fourth bedroom with bonus space—perfect for a home office, hobby room, or guest area. Natural gas heat, a compliant sewer lateral, and a basement complete with washer and dryer. Schedule your showing today and see all this Chisholm home has to offer.

19. 2022-06-21
    soldstatus $129,900
20. 2022-06-15
    soldstatus $129,900
21. 2022-05-05
    listed $129,900
22. 2019-12-13
    soldstatus $59,000
23. 2019-12-06
    soldstatus $59,000
24. 2019-06-05
    listed $59,000

ⓘ 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: $866 · $72/mo
• Projected year-2 tax: $1,131 · $94/mo
• Expected delta: +$265/yr (+$22/mo · 30.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major 65% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,554
• − Mortgage interest: −$6,985
• − Property taxes: −$866
• − Insurance: −$624
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$3,628
• Taxable income: $123
• Est. tax owed @ 24.0%: −$30
• After-tax cash flow: $2,132/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: Chisholm Public School District
• NCES district ID: 2708910
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 46% ▼ -14.00%
• Median HH income: $40,419
• Composite: 34.79/100
• National rank: #5114
• State rank: #219 of 301 in MN

Livability — Chisholm

• Score: 74/100
• State rank: #224
• US rank: #4803

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chisholm, MN
• Population (ZIP): 5,642

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 202,411 people
• By 2030: 203,234 · +0.4%
• By 2040: 202,520 · +0.1%
• By 2050: 200,853 · -0.8%
• By 2075: 200,943 · -0.7%
• By 2100: 192,058 · -5.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Portuguese 9% Romanian 5% Iranian 1%
• Foreign-born: 0% · South Korea

Political lean MEDSL · St. Louis

• 2024 margin: D (+13.7) · D 55.9% · R 42.2% · Other 1.8%
• 2008→2024 swing: -18.8pp toward R · 2008: 32.5pp · 2024: 13.7pp
• All cycles: 2024: D+13.7 2020: D+15.6 2016: D+11.8 2012: D+29.6 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.24%
• Current HPI: 222.3957
• 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

+111.4% since first listed

18 events — show timeline

• 2026-05-06 Price Changed $124,700 RAOR
• 2026-05-06 Price Changed $124,700 LSAR
• 2026-05-06 Price Changed $124,700 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $129,700 LSAR
• 2026-03-09 Price Changed $129,700 RAOR
• 2026-03-09 Price Changed $129,700 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-13 Price Changed $139,700 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-13 Price Changed $139,700 RAOR
• 2026-01-13 Price Changed $139,700 LSAR
• 2025-12-16 Listed $149,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-16 Listed $149,900 LSAR
• 2025-12-16 Listed $149,900 RAOR
• 2022-06-21 Sold (Public Records) $129,900 Public Records
• 2022-06-15 Sold (MLS) $129,900 RAOR
• 2022-05-05 Listed $129,900 RAOR
• 2019-12-13 Sold (Public Records) $59,000 Public Records
• 2019-12-06 Sold (MLS) $59,000 RAOR
• 2019-06-05 Listed $59,000 RAOR

Property tax history

+7.9%/yr

Latest (2025): $866 · -45.9% YoY. Source: county tax records.