1804 Delton Ave NW · Bemidji, MN 56601

$209,900

2 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 28 Days on market

Built 1976 0.68 ac lot ↓ 8% since listing

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Why this score? — see what drove the F 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 +7.5/30.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

One Owner, Great Curb Appeal and even a great location close to everything. While there are cosmetic updates needed for the next owner, there’s most everything you could ask for is this Rambler, even a Sauna. Home features a Galley Kitchen, 2 Bedrooms with room in the basement to add another, 2 bathrooms, one up and one down, large family room, central air, oversized double detached garage, oversized yard, New Water Heater, Metal roof on the house and more. Make sure to have a look at the 360 virtual tour.

Key facts

• Covered deck
• Large windows
• Sauna

Tags

• PAVED HORSESHOE DRIVEWAY
• COVERED DECK
• LEVEL LOT
• LARGE WINDOWS
• SAUNA
• STEEL SEAMLESS SIDING

Property features AI

Finance

• Other: Above-grade finished area and main level finished area stated; Below-grade finished area (basement) finished

Exterior

• Parking: Asphalt driveway; Electric in garage; Garage door opener; Detached or attached 2-car garage (24 x 30, 7' x 7' doors)
• Utilities: City water connected; City sewer connected; Natural gas; Electric service with circuit breakers (Ottertail Power)
• Home design: Residential property; One level; Main level primary bedroom
• Construction: Block and frame construction; Metal roof; Block foundation; Estimated foundation dimensions 24 x 44; Built with finished basement (full, finished)
• Exterior features: Covered patio/porch; Deck; Corner lot; Light tree coverage; City street frontage with curbs and sidewalks; Publicly maintained road

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Kitchen/Dining room layout
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom on main floor; 1 three-quarter bathroom in basement
• Heating & cooling: Forced air heating; Central air conditioning; Electric water heater
• Interior features: Ceiling fan(s); City view; Kitchen window; Main floor primary bedroom; Washer/dryer hookup
• Laundry & utility: Laundry room; Washer hookup; Electric dryer hookup; Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-263 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (22.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (34.5% below list).
• Recommended offer: $137k (34.5% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.6% in Bemidji — 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 73/100 on livability (#252 in MN) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: crime F, commute F, employment F.
• Bemidji Public School District (rural): math 42% / reading 50% proficiency, ranked #173 of 301 in MN (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.0%/yr); 345 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 165 units permitted in Beltrami County in 2024 (81 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,411 (34.5% 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. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.65% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.38%
• DSCR: 0.76
• GRM: 12.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.02% rent growth · sell at horizon

5-year hold

• IRR: -24.5%
• Equity multiple: 0.16×
• Total profit: $-49,411
• Equity at exit: $31,297

10-year hold

• IRR: -17.6%
• Equity multiple: -0.00×
• Total profit: $-58,836
• Equity at exit: $18,148

Cash invested: $58,772 (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 56601

• Home prices YoY: -26.4%
• Rents YoY: 4.0%
• Active inventory: 345
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$161 /mo · $1,930/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-263

Break-even live

Break-even rent $1,708

Max offer price $163,355

Occupancy floor —

Sensitivity live

Price	-10% $-145	-5% $-204	+0% $-263	+5% $-323	+10% $-382
Rent	-10% $-372	-5% $-318	+0% $-263	+5% $-209	+10% $-155
Rate	-1.0pp $-158	-0.5pp $-210	base $-263	+0.5pp $-318	+1.0pp $-373

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2510 Irvine Ave NW Unit 27 Bemidji, MN	1.0	1.0	750	$865	$1.15	44d	1	0.54mi

Listing history 9 events

1. 2026-05-07
   status Pending
2. 2026-04-10
   historical Contingent - Inspection
3. 2026-04-09
   listed $209,900 Active
4. 2024-04-29
   soldstatus $217,000
5. 2024-04-25
   soldstatus $217,000 Sold 520-char remark

   Show marketing remark (520 chars)

   One Owner, Great Curb Appeal and even a great location close to everything. While there are cosmetic updates needed for the next owner, there’s most everything you could ask for is this Rambler, even a Sauna. Home features a Galley Kitchen, 2 Bedrooms with room in the basement to add another, 2 bathrooms, one up and one down, large family room, central air, oversized double detached garage, oversized yard, New Water Heater, Metal roof on the house and more. Make sure to have a look at the 360 virtual tour.

6. 2024-03-21
   status Pending 520-char remark

   Show marketing remark (520 chars)

   One Owner, Great Curb Appeal and even a great location close to everything. While there are cosmetic updates needed for the next owner, there’s most everything you could ask for is this Rambler, even a Sauna. Home features a Galley Kitchen, 2 Bedrooms with room in the basement to add another, 2 bathrooms, one up and one down, large family room, central air, oversized double detached garage, oversized yard, New Water Heater, Metal roof on the house and more. Make sure to have a look at the 360 virtual tour.

7. 2024-03-12
   historical Contingent - Inspection 520-char remark

   Show marketing remark (520 chars)

   One Owner, Great Curb Appeal and even a great location close to everything. While there are cosmetic updates needed for the next owner, there’s most everything you could ask for is this Rambler, even a Sauna. Home features a Galley Kitchen, 2 Bedrooms with room in the basement to add another, 2 bathrooms, one up and one down, large family room, central air, oversized double detached garage, oversized yard, New Water Heater, Metal roof on the house and more. Make sure to have a look at the 360 virtual tour.

8. 2024-02-27
   price $212,000 520-char remark

   Show marketing remark (520 chars)

   One Owner, Great Curb Appeal and even a great location close to everything. While there are cosmetic updates needed for the next owner, there’s most everything you could ask for is this Rambler, even a Sauna. Home features a Galley Kitchen, 2 Bedrooms with room in the basement to add another, 2 bathrooms, one up and one down, large family room, central air, oversized double detached garage, oversized yard, New Water Heater, Metal roof on the house and more. Make sure to have a look at the 360 virtual tour.

9. 2024-02-12
   listed $227,750 Active 520-char remark

   Show marketing remark (520 chars)

   One Owner, Great Curb Appeal and even a great location close to everything. While there are cosmetic updates needed for the next owner, there’s most everything you could ask for is this Rambler, even a Sauna. Home features a Galley Kitchen, 2 Bedrooms with room in the basement to add another, 2 bathrooms, one up and one down, large family room, central air, oversized double detached garage, oversized yard, New Water Heater, Metal roof on the house and more. Make sure to have a look at the 360 virtual tour.

ⓘ 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: $1,930 · $161/mo
• Projected year-2 tax: $2,140 · $178/mo
• Expected delta: +$210/yr (+$18/mo · 10.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,489
• − Mortgage interest: −$11,758
• − Property taxes: −$1,930
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$6,106
• Taxable loss: −$6,992
• Est. tax savings @ 24.0%: +$1,678
• After-tax cash flow: $-1,484/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: Bemidji Public School District
• NCES district ID: 2704440
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $47,735
• Composite: 39.22/100
• National rank: #4013
• State rank: #173 of 301 in MN

Livability — Bemidji

• Score: 73/100
• State rank: #252
• US rank: #5416

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bemidji, MN
• County: Beltrami County · 34,784 people
• City population: 34,784
• Metro: Bemidji, MN
• Population (ZIP): 34,784
• Household income: $72,262
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 940.0

Population outlook (Beltrami County) Hauer SSP2

• Today (2025): 46,437 people
• By 2030: 46,736 · +0.6%
• By 2040: 46,804 · +0.8%
• By 2050: 46,299 · -0.3%
• By 2075: 44,037 · -5.2%
• By 2100: 38,567 · -16.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Native American 8% Two or more races 7% Hispanic / Latino 3% Black 1%
• Common ancestry: Portuguese 19% Lithuanian 3% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Beltrami

• 2024 margin: Lean R (+5.7) · D 46.3% · R 52.0% · Other 1.7%
• 2008→2024 swing: -15.8pp toward R · 2008: 10.2pp · 2024: -5.7pp
• All cycles: 2024: R+5.7 2020: R+3.1 2016: R+9.8 2012: D+9.9 2008: D+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.95%
• Current HPI: 261.5734
• Rent YoY: ▲ 4.02%
• Metro: Bemidji, MN
• 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

-7.8% since first listed

9 events — show timeline

• 2026-05-07 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-10 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-09 Listed $209,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-04-29 Sold (Public Records) $217,000 Public Records
• 2024-04-25 Sold (MLS) $217,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-03-21 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2024-03-12 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2024-02-27 Price Changed $212,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-02-12 Listed $227,750 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2025): $1,930 · +6.7% YoY. Source: county tax records.