811 3rd St NE · Roseau, MN 56751

$105,000

3 bd · 1.0 ba · 1,788 sqft · SingleFamily public records · 37 Days on market

Built 1939 9,844 sqft 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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.7/10.0

Listing remarks MLS

Check out this charming and affordable 3 bedroom, 1 bath home conveniently located just East of the Roseau School! This home offers a newer forced air furnace and beautiful hardwood floors that add warmth and character. Whether you're looking for a starter home, investment property, or a place close to the school, this home offers great value and opportunity!

Key facts

• 9,844 sq ft lot
• Built 1939
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 3.5% in Roseau — 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 80/100 on livability (#80 in MN, #1,901 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, commute F.
• Roseau Public School District (town): math 45% / reading 53% proficiency, ranked #125 of 301 in MN (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 43 active listings in the ZIP; 49 units permitted in Roseau County in 2024 (15 in 5+ unit buildings).

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.
• Roseau County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1939 — 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: 1.30% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.59%
• DSCR: 1.65
• GRM: 6.4

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: 5.1%
• Equity multiple: 1.20×
• Total profit: $5,774
• Equity at exit: $15,656

10-year hold

• IRR: 14.5%
• Equity multiple: 2.17×
• Total profit: $34,413
• 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 56751

• Home prices YoY: -3.0%
• Active inventory: 43
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,360 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$122 /mo · $1,470/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $358

Break-even live

Break-even rent $907

Max offer price $105,000

Occupancy floor 69%

Sensitivity live

Price	-10% $417	-5% $387	+0% $358	+5% $328	+10% $298
Rent	-10% $250	-5% $304	+0% $358	+5% $411	+10% $465
Rate	-1.0pp $410	-0.5pp $384	base $358	+0.5pp $330	+1.0pp $303

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: —

Listing history 6 events

1. 2026-05-03
   status Pending 362-char remark

   Show marketing remark (362 chars)

   Check out this charming and affordable 3 bedroom, 1 bath home conveniently located just East of the Roseau School! This home offers a newer forced air furnace and beautiful hardwood floors that add warmth and character. Whether you're looking for a starter home, investment property, or a place close to the school, this home offers great value and opportunity!

2. 2026-04-24
   price $105,000 362-char remark

   Show marketing remark (362 chars)

   Check out this charming and affordable 3 bedroom, 1 bath home conveniently located just East of the Roseau School! This home offers a newer forced air furnace and beautiful hardwood floors that add warmth and character. Whether you're looking for a starter home, investment property, or a place close to the school, this home offers great value and opportunity!

3. 2026-03-28
   listed $115,000 Active 362-char remark

   Show marketing remark (362 chars)

   Check out this charming and affordable 3 bedroom, 1 bath home conveniently located just East of the Roseau School! This home offers a newer forced air furnace and beautiful hardwood floors that add warmth and character. Whether you're looking for a starter home, investment property, or a place close to the school, this home offers great value and opportunity!

4. 2026-03-10
   historical $115,000 362-char remark

   Show marketing remark (362 chars)

   Check out this charming and affordable 3 bedroom, 1 bath home conveniently located just East of the Roseau School! This home offers a newer forced air furnace and beautiful hardwood floors that add warmth and character. Whether you're looking for a starter home, investment property, or a place close to the school, this home offers great value and opportunity!

5. 2008-12-05
   listed $35,300
6. 2008-03-24
   listed $78,000

ⓘ 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: $1,470 · $122/mo
• Projected year-2 tax: $1,470 · $122/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥94°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,321
• − Mortgage interest: −$5,882
• − Property taxes: −$1,470
• − Insurance: −$525
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$3,055
• Taxable income: $2,778
• Est. tax owed @ 24.0%: −$667
• After-tax cash flow: $3,624/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: Roseau Public School District
• NCES district ID: 2732250
• Math proficiency: 45% ▼ -16.00%
• Reading proficiency: 53% ▼ -12.00%
• Median HH income: $54,940
• Composite: 42.4/100
• National rank: #3232
• State rank: #125 of 301 in MN

Livability — Roseau

• Score: 80/100
• State rank: #80
• US rank: #1901

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roseau, MN
• Population (ZIP): 5,776

Population outlook (Roseau County) Hauer SSP2

• Today (2025): 15,709 people
• By 2030: 15,559 · -1.0%
• By 2040: 15,168 · -3.4%
• By 2050: 14,539 · -7.4%
• By 2075: 13,430 · -14.5%
• By 2100: 11,713 · -25.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 2% Black 2%
• Common ancestry: Portuguese 29% Lithuanian 5% Scottish 5%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Roseau

• 2024 margin: Solid R (+49.3) · D 24.7% · R 74.0% · Other 1.3%
• 2008→2024 swing: -31.9pp toward R · 2008: -17.4pp · 2024: -49.3pp
• All cycles: 2024: R+49.3 2020: R+46.0 2016: R+46.3 2012: R+22.3 2008: R+17.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.59%
• Current HPI: 217.2504
• 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

+34.6% since first listed

6 events — show timeline

• 2026-05-03 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $105,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-28 Listed $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-10 Coming Soon $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-12-05 Listed $35,300 NORTHSTARMLS as Distributed by MLS Grid
• 2008-03-24 Listed $78,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2026): $1,470 · +16.7% YoY. Source: county tax records.