6488 Nature Rd NW · Wilton, MN 56601

$179,900

3 bd · 2.0 ba · 1,232 sqft · Other · 17 Days on market

Built 2003 Good condition 1.38 ac lot

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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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +4.7/10.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Freshly updated and just minutes from Bemidji, this 3 bedroom, 2 full bath double wide offers easy single-level living on over an acre of land. You get room to garden, relax, park, and enjoy the outdoors while still being close to town. Step inside and you’ll notice the updates right away, including new windows, modern shades, exterior doors, flooring, countertops, hot water heater, pressure tank, and updated LED lighting. The kitchen feels clean and functional with updated counters, improved wooden cabinetry, a movable matching island, a new single-basin sink, and included appliances: refrigerator, oven, microwave, and dishwasher. Several LED fixtures also include a softer night-ligh

Key facts

• 1.38 acre lot
• Built 2003
• Listed 16 days

Property features AI

Exterior

• Parking: Open gravel parking
• Utilities: Private well (4-inch submersible); Private sewer with tank and drainage field; Electric and propane fuel
• Home design: Residential manufactured home; One level; Entry and all living facilities on one level
• Construction: Asphalt roof (age over 8 years); Other foundation (foundation dimensions 28 x 44)
• Exterior features: Vinyl exterior; Deck; Lot approximately 1.38 acres (150 x 365); County road frontage with unpaved streets; Publicly maintained road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Kitchen center island
• Bedrooms: 3 bedrooms (all on one level); Primary bedroom suite on main floor
• Bathrooms: 2 full bathrooms; Primary bathroom is a private full bath on the main floor
• Heating & cooling: Forced air heating; Fireplace heating; No central cooling
• Interior features: Ceiling fan(s); Deck; Kitchen center island; Kitchen window; Main floor primary bedroom; Washer/dryer hookup; Walk-in closet; Free standing gas fireplace in living room; Renovated
• Laundry & utility: Main level laundry; Washer hookup; Electric dryer hookup; Laundry closet; Electric water heater; Fuel tank (rented)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $310 ($4k/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 $174k (3.2% below list).
• Recommended offer: $174k (3.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#703 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety C-, employment D.
• 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); 346 active listings in the ZIP; 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($177k) 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.

Risks & watch-outs

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

Recommended offer $174,101 (3.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.97% ✗
• Cap rate: 8.36%
• Cash-on-cash: 7.38%
• DSCR: 1.33
• GRM: 8.6

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-7,695
• Equity at exit: $26,824

10-year hold

• IRR: 6.6%
• Equity multiple: 1.51×
• Total profit: $25,936
• Equity at exit: $15,554

Cash invested: $50,372 (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: 346
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,741 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$47 /mo · $566/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $310

Break-even live

Break-even rent $1,349

Max offer price $179,900

Occupancy floor 77%

Sensitivity live

Price	-10% $412	-5% $361	+0% $310	+5% $259	+10% $208
Rent	-10% $172	-5% $241	+0% $310	+5% $379	+10% $447
Rate	-1.0pp $400	-0.5pp $356	base $310	+0.5pp $263	+1.0pp $216

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $179,900 Active 17 DOM
2. 2026-06-19
   days on market $179,900 Active 15 DOM
3. 2026-06-18
   days on market $179,900 Active 14 DOM
4. 2026-06-17
   days on market $179,900 Active 13 DOM
5. 2026-06-16
   days on market $179,900 Active 12 DOM
6. 2026-06-15
   days on market $179,900 Active 11 DOM
7. 2026-06-14
   days on market $179,900 Active 9 DOM
8. 2026-06-12
   days on market $179,900 Active 8 DOM
9. 2026-06-09
   days on market $179,900 Active 5 DOM
10. 2026-06-08
    days on market $179,900 Active 4 DOM
11. 2026-06-07
    days on market $179,900 Active 3 DOM
12. 2026-06-05
    remarks 693-char remark
13. 2026-06-05
    listed $179,900 Active 1 DOM

ⓘ 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: $566 · $47/mo
• Projected year-2 tax: $1,290 · $108/mo
• Expected delta: +$724/yr (+$60/mo · 128.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 1/10 Low 7 d/yr ≥92°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,892
• − Mortgage interest: −$10,077
• − Property taxes: −$566
• − Insurance: −$900
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$5,233
• Taxable income: $773
• Est. tax owed @ 24.0%: −$186
• After-tax cash flow: $3,533/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This property is in good condition with recent updates, making it move-in ready for both resale and rental.

Value-add opportunities

• Resale painting — Fresh paint enhances curb appeal
• Rental landscaping — Landscaping improves curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale painting — Fresh paint enhances curb appeal ↑
• Rental landscaping — Landscaping improves curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Wilton

• Score: 62/100
• State rank: #703
• US rank: #16937

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Beltrami County · 34,784 people
• 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

+10.7% since first listed

5 events — show timeline

• 2026-06-04 Listed $179,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-05 Price Changed $168,500 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-18 Listed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-20 Listed $162,500 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+12.2%/yr

Latest (2025): $566 · +25.8% YoY. Source: county tax records.