211 Maple Ave NE · Cass Lake, MN 56633

$99,000

4 bd · 2.0 ba · 756 sqft · SingleFamily public records · 231 Days on market

Built 1930 609 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 +27.4/30.0
• DSCR +9.6/10.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Located just a few blocks from the public boat access on Cass Lake, this property offers a fantastic opportunity to create your own up-north retreat or year-round residence, or investment opportunity. Conveniently situated near Cedar Lakes Casino, the local bait shop, liquor store, golf course, and grocery store—everything you need is just minutes away. The home has been recently cleaned out and refreshed, providing a blank canvas ready for your finishing touches. The main floor features a spacious living room and dining area, a convenient half bath, a bedroom, and a kitchen with access to a porch that opens to the large backyard. Sitting on a double city lot, there’s plenty of room to garden, entertain, or simply enjoy the outdoors. A detached garage provides added storage or workspace. Upstairs, you’ll find three additional bedrooms and a full bathroom. With vinyl windows and solid bones, this home is ready for someone with vision to bring it back to life and restore it to its former charm. Bring your paintbrush, ideas, and creativity—this Cass Lake property is full of potential!

Key facts

• Vinyl windows
• Solid bones
• Large backyard

Tags

• SPACIOUS LIVING ROOM
• LARGE BACKYARD
• DOUBLE CITY LOT
• DETACHED GARAGE
• VINYL WINDOWS
• SOLID BONES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 2.3% in Cass Lake — 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 71/100 on livability (#319 in MN) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, health & safety A+; Watch: crime D, schools F, amenities F.
• Cass Lake-Bena Public Schools (rural): math 14% / reading 26% proficiency, ranked #290 of 301 in MN (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 57 active listings in the ZIP; 285 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($684 loan paydown + $7k appreciation (6.9% local appreciation)).
• Cass County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $99k implies a 890% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 231 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
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: 1.15% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.51%
• DSCR: 1.56
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.5%
• Equity multiple: 2.89×
• Total profit: $52,296
• Equity at exit: $67,913

10-year hold

• IRR: 25.2%
• Equity multiple: 5.99×
• Total profit: $138,250
• Equity at exit: $128,384

Cash invested: $27,720 (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 56633

• Home prices YoY: 2.1%
• Active inventory: 57
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,139 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$50 /mo · $602/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $289

Break-even live

Break-even rent $773

Max offer price $99,000

Occupancy floor 70%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $99,000 Active 231 DOM
2. 2026-06-18
   days on market $99,000 Active 230 DOM
3. 2026-06-17
   days on market $99,000 Active 229 DOM
4. 2026-06-16
   days on market $99,000 Active 228 DOM
5. 2026-06-15
   days on market $99,000 Active 227 DOM
6. 2026-06-14
   days on market $99,000 Active 225 DOM
7. 2026-06-12
   days on market $99,000 Active 224 DOM
8. 2026-06-09
   days on market $99,000 Active 221 DOM
9. 2026-06-08
   days on market $99,000 Active 220 DOM
10. 2026-06-07
    days on market $99,000 Active 219 DOM
11. 2026-06-05
    days on market $99,000 Active 216 DOM
12. 2026-06-03
    days on market $99,000 Active 215 DOM
13. 2026-06-02
    days on market $99,000 Active 214 DOM
14. 2026-06-01
    days on market $99,000 Active 213 DOM
15. 2026-05-31
    days on market $99,000 Active 212 DOM
16. 2026-05-30
    days on market $99,000 Active 211 DOM
17. 2025-12-01
    price $99,000 1125-char remark

    Show marketing remark (1125 chars)

    Located just a few blocks from the public boat access on Cass Lake, this property offers a fantastic opportunity to create your own up-north retreat or year-round residence, or investment opportunity. Conveniently situated near Cedar Lakes Casino, the local bait shop, liquor store, golf course, and grocery store—everything you need is just minutes away. The home has been recently cleaned out and refreshed, providing a blank canvas ready for your finishing touches. The main floor features a spacious living room and dining area, a convenient half bath, a bedroom, and a kitchen with access to a porch that opens to the large backyard. Sitting on a double city lot, there’s plenty of room to garden, entertain, or simply enjoy the outdoors. A detached garage provides added storage or workspace. Upstairs, you’ll find three additional bedrooms and a full bathroom. With vinyl windows and solid bones, this home is ready for someone with vision to bring it back to life and restore it to its former charm. Bring your paintbrush, ideas, and creativity—this Cass Lake property is full of potential!

18. 2025-10-31
    listed $120,000 Active 1125-char remark

    Show marketing remark (1125 chars)

    Located just a few blocks from the public boat access on Cass Lake, this property offers a fantastic opportunity to create your own up-north retreat or year-round residence, or investment opportunity. Conveniently situated near Cedar Lakes Casino, the local bait shop, liquor store, golf course, and grocery store—everything you need is just minutes away. The home has been recently cleaned out and refreshed, providing a blank canvas ready for your finishing touches. The main floor features a spacious living room and dining area, a convenient half bath, a bedroom, and a kitchen with access to a porch that opens to the large backyard. Sitting on a double city lot, there’s plenty of room to garden, entertain, or simply enjoy the outdoors. A detached garage provides added storage or workspace. Upstairs, you’ll find three additional bedrooms and a full bathroom. With vinyl windows and solid bones, this home is ready for someone with vision to bring it back to life and restore it to its former charm. Bring your paintbrush, ideas, and creativity—this Cass Lake property is full of potential!

19. 1981-09-01
    soldstatus $10,000

ⓘ 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: $602 · $50/mo
• Projected year-2 tax: $855 · $71/mo
• Expected delta: +$253/yr (+$21/mo · 42.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥93°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: $13,664
• − Mortgage interest: −$5,546
• − Property taxes: −$602
• − Insurance: −$495
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$2,880
• Taxable income: $1,955
• Est. tax owed @ 24.0%: −$469
• After-tax cash flow: $2,998/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: Cass Lake-Bena Public Schools
• NCES district ID: 2708070
• Math proficiency: 14% ▼ -12.00%
• Reading proficiency: 26% ▼ -9.00%
• Median HH income: $36,458
• Composite: 16.58/100
• National rank: #9177
• State rank: #290 of 301 in MN

Livability — Cass Lake

• Score: 71/100
• State rank: #319
• US rank: #7129

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cass Lake, MN
• Population (ZIP): 4,863

Population outlook (Cass County) Hauer SSP2

• Today (2025): 27,371 people
• By 2030: 26,311 · -3.9%
• By 2040: 23,945 · -12.5%
• By 2050: 21,889 · -20.0%
• By 2075: 18,435 · -32.6%
• By 2100: 14,478 · -47.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.90)
• Race & ethnicity: Native American 51% White 32% Two or more races 12% Hispanic / Latino 4% Asian 1%
• Common ancestry: Portuguese 7% Lithuanian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 88% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+33.4) · D 32.6% · R 66.0% · Other 1.3%
• 2008→2024 swing: -24.9pp toward R · 2008: -8.5pp · 2024: -33.4pp
• All cycles: 2024: R+33.4 2020: R+28.9 2016: R+31.7 2012: R+13.1 2008: R+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.89%
• Current HPI: 340.4577
• 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

+890.0% since first listed

3 events — show timeline

• 2025-12-01 Price Changed $99,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-31 Listed $120,000 NORTHSTARMLS as Distributed by MLS Grid
• 1981-09-01 Sold (Public Records) $10,000 Public Records

Property tax history

+3.0%/yr

Latest (2023): $602 · -23.2% YoY. Source: county tax records.