9374 Pine View Rd NW · Angle Inlet, MN 56711

$43,750

2 bd · 1.0 ba · 720 sqft · Other · 6 Days on market

Built 1970 0.47 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.9/5.0

Listing remarks

This affordable property is calling your name. Clear out the current buildings and you will be left with an empty site perfectly suited for a new cabin or a spacious shop. The location boasts easy, year-round vehicle access; with power and a driveway already present, it’s ready for you to plan your next project.

Key facts

• 0.47 acre lot
• Built 1970
• Listed 6 days

Property features AI

Finance

• Other: Lot approximately 0.47 acres (dimensions 100x200x100x200)

Exterior

• Parking: Gravel parking
• Utilities: Sewer: private tank with drainage field; Power provided by Roseau Electric Cooperative; Water source: none listed; Fuel: other
• Home design: Manufactured home; One story; Residential property
• Construction: Metal roof (over 8 years old); Block foundation; Foundation dimensions approximately 12x60; Building area / main-level finished area 720 square feet
• Exterior features: Metal exterior; Light tree coverage on the lot; Unpaved streets with no outlet/dead end access; Publicly maintained road access

Interior

• Kitchen: Main-level kitchen (12x15)
• Bedrooms: Two bedrooms on the main level (12x12 and 9x12)
• Bathrooms: One full bathroom on the main level (6x6)
• Heating & cooling: No heating system listed; No cooling system listed
• Interior features: Main-level living and rooms throughout; Basement present (none finished)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $44k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($873 rent vs $44k).

Location & tenants

• Location reads 37/100 on livability (#901 in MN) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: health & safety D+, amenities F, commute F.
• Warroad Public School District (rural): math 42% / reading 53% proficiency, ranked #153 of 301 in MN (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Angle Inlet Elementary (math 75% / reading 75%, 5 students, 0% FRL); Warroad High School (math 31% / reading 43%, grade F, #282 of 471 statewide, top 63%, 570 students, 34% FRL).
• Market conditions: 21 active listings in the ZIP; 13 units permitted in Lake of the Woods County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($302 loan paydown + $1k appreciation (3.0% local appreciation)).
• Lake of the Woods County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $43,750

Questions for the listing agent

1. Built in 1970 — 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. 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.
4. 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.
5. 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: 2.00% ✓
• Cap rate: 18.09%
• Cash-on-cash: 42.13%
• DSCR: 2.87
• GRM: 4.2

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: 47.5%
• Equity multiple: 3.67×
• Total profit: $32,652
• Equity at exit: $19,672

10-year hold

• IRR: 47.2%
• Equity multiple: 7.35×
• Total profit: $77,834
• Equity at exit: $30,317

Cash invested: $12,250 (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 56711

• Active inventory: 21
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $873 medium
• Mortgage (P&I): −$229
• Tax from tax record: −$12 /mo · $142/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $430

Break-even live

Break-even rent $328

Max offer price $43,750

Occupancy floor 46%

Sensitivity live

Price	-10% $455	-5% $443	+0% $430	+5% $418	+10% $405
Rent	-10% $361	-5% $396	+0% $430	+5% $465	+10% $499
Rate	-1.0pp $452	-0.5pp $441	base $430	+0.5pp $419	+1.0pp $407

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: $10,938
• Closing costs: $1,312
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-13
   status Active 319-char remark
2. 2026-04-24
   listed $43,750 319-char remark
3. 2026-04-24
   historical 319-char remark
4. 2026-04-24
   price $43,750 319-char remark

ⓘ 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: $142 · $12/mo
• Projected year-2 tax: $316 · $26/mo
• Expected delta: +$174/yr (+$14/mo · 122.5%)

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

Taxation est. · year 1

• Rental income: $10,475
• − Mortgage interest: −$2,451
• − Property taxes: −$142
• − Insurance: −$219
• − Repairs & maintenance: −$838
• − Management: −$838
• − Depreciation: −$1,273
• Taxable income: $4,715
• Est. tax owed @ 24.0%: −$1,132
• After-tax cash flow: $4,030/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: Warroad Public School District
• NCES district ID: 2741850
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 53% ▼ -14.00%
• Median HH income: $49,106
• Composite: 40.59/100
• National rank: #3697
• State rank: #153 of 301 in MN

Livability — Angle Inlet

• Score: 37/100
• State rank: #901
• US rank: #27591

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Angle Inlet, MN
• Population (ZIP): 66

Population outlook (Lake of the Woods County) Hauer SSP2

• Today (2025): 3,706 people
• By 2030: 3,565 · -3.8%
• By 2040: 3,224 · -13.0%
• By 2050: 2,957 · -20.2%
• By 2075: 2,685 · -27.5%
• By 2100: 2,544 · -31.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.99)
• Race & ethnicity: Native American 91% White 9%
• Common ancestry: Portuguese 9%

Political lean MEDSL · Lake of the Woods

• 2024 margin: Solid R (+47.1) · D 25.8% · R 72.9% · Other 1.4%
• 2008→2024 swing: -33.9pp toward R · 2008: -13.3pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+42.9 2016: R+44.3 2012: R+20.1 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-19 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-13 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-24 Listed $43,750 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $43,750 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid