316 11th St N · Moorhead, MN 56560

$105,000

1 bd · 2.0 ba · 1,152 sqft · SingleFamily · 44 Days on market

Built 1910 7,405 sqft lot $91/sqft · 47% below area Est $198k · 47% under

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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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.7/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4K under assessed value! Great potential in this 2 bedroom 2 bath plus flex space home. Newer water heater, new electrical panel. Up and coming area close downtown Moorhead. Large fenced yard. Slab is ready for a garage. Some updating done. Home sold as-is. Expect personal items to remain. No water/ no heat at this time.

Key facts

• Concrete slab
• New electrical panel
• 7,405 sq ft lot

Tags

• NEW ELECTRICAL PANEL
• LARGE FENCED BACKYARD
• CONCRETE SLAB

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; One and one-half levels; Main-level entry
• Construction: Block and wood foundation; Foundation area 768; Foundation dimensions 48 x 16; Building total area 1,728
• Exterior features: Lot approximately 0.17 acres; Lot dimensions: 7,362

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bath; 1 three-quarter bath
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Den on main level; Living room on main level; Utility room; Has basement with block and wood foundation features
• Laundry & utility: Utility room (laundry/utility)

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/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 $102k (3.3% below list).
• Recommended offer: $102k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.7% in Moorhead — 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 77/100 on livability (#143 in MN, #3,111 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: crime C-, amenities F, commute F.
• Moorhead Public School District (suburban): math 39% / reading 46% proficiency, ranked #202 of 301 in MN (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.4%/yr); 390 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 269 units permitted in Clay County in 2024 (153 in 5+ unit buildings).
• This rent is only 16% of the median local income ($75k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Clay County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $50k; list at $105k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,530 (3.3% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. 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.
6. 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.
7. 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: 7.40%
• Cash-on-cash: 3.95%
• DSCR: 1.18
• GRM: 8.6

CMA / ARV

• ARV (median comp): $197,767
• List price: $105,000
• Delta: -46.91%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.41% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.58×
• Total profit: $-12,441
• Equity at exit: $15,656

10-year hold

• IRR: -5.2%
• Equity multiple: 0.69×
• Total profit: $-9,232
• Equity at exit: $9,078

Cash invested: $29,400 (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 56560

• Rents YoY: 1.4%
• Active inventory: 390
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,015 high
• Mortgage (P&I): −$551
• Tax from tax record: −$111 /mo · $1,330/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $97

Break-even live

Break-even rent $893

Max offer price $105,000

Occupancy floor 85%

Sensitivity live

Price	-10% $156	-5% $127	+0% $97	+5% $67	+10% $37
Rent	-10% $17	-5% $57	+0% $97	+5% $137	+10% $177
Rate	-1.0pp $150	-0.5pp $124	base $97	+0.5pp $70	+1.0pp $42

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1205 Main Ave Moorhead, MN	2.0	1.0–2.0	933	$1,098	$1.18	44d	1	0.39mi
1521 1st Ave N Moorhead, MN	1.0–3.0	1.0–2.0	1050	$975	$0.93	44d	1	0.40mi
810 4th Ave S Unit 225 Moorhead, MN	2.0	1.0	1008	$895	$0.89	14d	1	0.59mi
2409 4th Ave N Unit 15 Moorhead, MN	2.0	1.0	800	$650	$0.81	44d	1	0.96mi
419 3rd St N Fargo, ND	1.0–3.0	1.0–2.0	1023	$1,150	$1.12	14d	21	0.98mi
908 8th St S Unit 12 Moorhead, MN	2.0	1.0	720	$800	$1.11	21d	1	1.01mi
727 1/2 3rd St N Fargo, ND	2.0	1.0	800	$1,050	$1.31	21d	1	1.04mi
915-918 1/2 St S Moorhead, MN	2.0	1.0	575	$640	$1.11	14d	10	1.14mi
405 Broadway N Fargo, ND	3.0	1.0–2.0	973	$1,450	$1.49	14d	24	1.20mi
1106 18th St S Unit 2 Moorhead, MN	2.0	1.0	700	$675	$0.96	44d	1	1.21mi
23 Broadway N Fargo, ND	1.0–3.0	1.0–2.0	912	$935	$1.02	21d	5	1.22mi
408 Broadway N Unit 6 Fargo, ND	2.0	1.0	850	$895	$1.05	21d	1	1.24mi
344 6th Ave S Unit 2 Fargo, ND	2.0	1.0	877	$875	$1.00	21d	1	1.25mi
624 2nd Ave N Fargo, ND	3.0	1.0–2.0	914	$1,392	$1.52	14d	32	1.27mi
630 1st Ave N Fargo, ND	1.0–4.0	1.0–2.0	1098	$950	$0.86	14d	6	1.29mi
408 Roberts St N Fargo, ND	2.0	2.0	1000	$1,445	$1.45	21d	1	1.30mi
620 Main Ave Fargo, ND	1.0–2.0	1.0	697	$800	$1.15	14d	5	1.32mi
1209 Broadway N Unit 3 Fargo, ND	2.0	1.0	1000	$895	$0.90	14d	1	1.45mi
315 7th St S Fargo, ND	2.0	1.0	950	$875	$0.92	14d	2	1.46mi
21 8th St N Fargo, ND	4.0	1.0–3.0	949	$964	$1.02	14d	6	1.46mi
801-807 2nd Ave S Unit 17 Fargo, ND	1.0	1.0	1000	$795	$0.80	14d	1	1.47mi
337 10th Ave S Fargo, ND	3.0	1.0	979	$748	$0.76	21d	1	1.47mi
102 9th St S Apt 10 Fargo, ND	2.0	1.0	950	$975	$1.03	14d	1	1.49mi

Listing history 25 events

1. 2026-06-18
   days on market $105,000 Active 44 DOM
2. 2026-06-17
   days on market $105,000 Active 43 DOM
3. 2026-06-16
   days on market $105,000 Active 42 DOM
4. 2026-06-15
   days on market $105,000 Active 41 DOM
5. 2026-06-14
   days on market $105,000 Active 39 DOM
6. 2026-06-13
   days on market $105,000 Active 38 DOM
7. 2026-06-10
   days on market $105,000 Active 36 DOM
8. 2026-06-09
   days on market $105,000 Active 35 DOM
9. 2026-06-08
   days on market $105,000 Active 34 DOM
10. 2026-06-07
    days on market $105,000 Active 33 DOM
11. 2026-06-05
    days on market $105,000 Active 30 DOM
12. 2026-06-03
    days on market $105,000 Active 29 DOM
13. 2026-06-02
    days on market $105,000 Active 28 DOM
14. 2026-06-01
    days on market $105,000 Active 27 DOM
15. 2026-05-31
    days on market $105,000 Active 26 DOM
16. 2026-05-30
    days on market $105,000 Active 25 DOM
17. 2026-05-05
    listed $105,000 Active 851-char remark
18. 2025-05-20
    soldstatus $50,000
19. 2025-05-16
    soldstatus $50,000 Sold 322-char remark

    Show marketing remark (322 chars)

    4K under assessed value! Great potential in this 2 bedroom 2 bath plus flex space home. Newer water heater, new electrical panel. Up and coming area close downtown Moorhead. Large fenced yard. Slab is ready for a garage. Some updating done. Home sold as-is. Expect personal items to remain. No water/ no heat at this time.

20. 2025-04-29
    status Pending 322-char remark

    Show marketing remark (322 chars)

    4K under assessed value! Great potential in this 2 bedroom 2 bath plus flex space home. Newer water heater, new electrical panel. Up and coming area close downtown Moorhead. Large fenced yard. Slab is ready for a garage. Some updating done. Home sold as-is. Expect personal items to remain. No water/ no heat at this time.

21. 2025-04-22
    historical Contingent - Inspection 322-char remark

    Show marketing remark (322 chars)

    4K under assessed value! Great potential in this 2 bedroom 2 bath plus flex space home. Newer water heater, new electrical panel. Up and coming area close downtown Moorhead. Large fenced yard. Slab is ready for a garage. Some updating done. Home sold as-is. Expect personal items to remain. No water/ no heat at this time.

22. 2025-03-18
    status Active 322-char remark

    Show marketing remark (322 chars)

    4K under assessed value! Great potential in this 2 bedroom 2 bath plus flex space home. Newer water heater, new electrical panel. Up and coming area close downtown Moorhead. Large fenced yard. Slab is ready for a garage. Some updating done. Home sold as-is. Expect personal items to remain. No water/ no heat at this time.

23. 2025-02-19
    historical Contingent - Inspection 322-char remark

    Show marketing remark (322 chars)

    4K under assessed value! Great potential in this 2 bedroom 2 bath plus flex space home. Newer water heater, new electrical panel. Up and coming area close downtown Moorhead. Large fenced yard. Slab is ready for a garage. Some updating done. Home sold as-is. Expect personal items to remain. No water/ no heat at this time.

24. 2025-02-11
    price $70,000 322-char remark

    Show marketing remark (322 chars)

    4K under assessed value! Great potential in this 2 bedroom 2 bath plus flex space home. Newer water heater, new electrical panel. Up and coming area close downtown Moorhead. Large fenced yard. Slab is ready for a garage. Some updating done. Home sold as-is. Expect personal items to remain. No water/ no heat at this time.

25. 2025-01-06
    listed $90,000 Active 322-char remark

    Show marketing remark (322 chars)

    4K under assessed value! Great potential in this 2 bedroom 2 bath plus flex space home. Newer water heater, new electrical panel. Up and coming area close downtown Moorhead. Large fenced yard. Slab is ready for a garage. Some updating done. Home sold as-is. Expect personal items to remain. No water/ no heat at this time.

ⓘ 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: $1,330 · $111/mo
• Projected year-2 tax: $1,330 · $111/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,184
• − Mortgage interest: −$5,882
• − Property taxes: −$1,330
• − Insurance: −$525
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$3,055
• Taxable loss: −$557
• Est. tax savings @ 24.0%: +$134
• After-tax cash flow: $1,296/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: Moorhead Public School District
• NCES district ID: 2721420
• Math proficiency: 39% ▼ -8.00%
• Reading proficiency: 46% ▼ -6.00%
• Median HH income: $53,009
• Composite: 36.83/100
• National rank: #4560
• State rank: #202 of 301 in MN

Livability — Moorhead

• Score: 77/100
• State rank: #143
• US rank: #3111

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moorhead, MN
• County: Clay County · 44,405 people
• City population: 44,405
• Metro: Fargo, ND-MN
• Population (ZIP): 44,405
• Household income: $75,406
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 2229.0

Population outlook (Clay County) Hauer SSP2

• Today (2025): 67,880 people
• By 2030: 70,881 · +4.4%
• By 2040: 76,865 · +13.2%
• By 2050: 83,205 · +22.6%
• By 2075: 98,719 · +45.4%
• By 2100: 111,657 · +64.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 6% Two or more races 6% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 26% Lithuanian 3% Scottish 3%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 2% Other Indo-European 2% Arabic 1%

Political lean MEDSL · Clay

• 2024 margin: Toss-up / Even · D 49.2% · R 48.8% · Other 2.0%
• 2008→2024 swing: -15.5pp toward R · 2008: 16.0pp · 2024: 0.5pp
• All cycles: 2024: D+0.5 2020: D+4.1 2016: R+2.0 2012: D+8.0 2008: D+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.32%
• Current HPI: 177.038
• Rent YoY: ▲ 1.41%
• Metro: Fargo, ND-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

+16.7% since first listed

9 events — show timeline

• 2026-05-05 Listed $105,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-05-20 Sold (Public Records) $50,000 Public Records
• 2025-05-16 Sold (MLS) $50,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-04-29 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-04-22 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2025-03-18 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2025-02-19 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2025-02-11 Price Changed $70,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-01-06 Listed $90,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.6%/yr

Latest (2026): $1,330 · +14.9% YoY. Source: county tax records.