113 6th Ave SE · Baudette, MN 56623

$89,900

2 bd · 2.0 ba · 2,106 sqft · SingleFamily · 396 Days on market

Built 1956 0.32 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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCED-AGAIN!! Looking for a garage with a house attached? Get your tool belt and handy pants out and turn this into the house of your dreams! Stainless appliances, spiral staircase, upper level 1/2 bath and steel roof! A little sweat equity and this place could be a great investment for the price per square foot!! Lotsa BANG for your BUCK and MASSIVE GARAGE SPACE!!!

Key facts

• Stainless appliances
• Steel roof
• Large garage door

Tags

• FURNACE AND WATER HEATER
• LARGE GARAGE DOOR
• SMALLER GARAGE DOOR
• STAINLESS APPLIANCES
• STEEL ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#243 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime D+, amenities F, commute F.
• Lake Of The Woods School District (rural): math 30% / reading 39% proficiency, ranked #259 of 301 in MN (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 99 active listings in the ZIP; 13 units permitted in Lake of the Woods County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• 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 $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 396 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $90k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 396 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 1956 — 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. 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?
6. 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.
7. 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.
8. 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: 1.19% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.02%
• DSCR: 1.53
• GRM: 7.0

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,491
• Equity at exit: $13,404

10-year hold

• IRR: 11.2%
• Equity multiple: 1.87×
• Total profit: $21,970
• Equity at exit: $7,773

Cash invested: $25,172 (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 56623

• Home prices YoY: -15.0%
• Active inventory: 99
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,068 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$83 /mo · $992/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $252

Break-even live

Break-even rent $749

Max offer price $89,900

Occupancy floor 71%

Sensitivity live

Price	-10% $303	-5% $278	+0% $252	+5% $227	+10% $201
Rent	-10% $168	-5% $210	+0% $252	+5% $294	+10% $337
Rate	-1.0pp $297	-0.5pp $275	base $252	+0.5pp $229	+1.0pp $205

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $89,900 Active 396 DOM
2. 2026-06-18
   days on market $89,900 Active 394 DOM
3. 2026-06-17
   days on market $89,900 Active 393 DOM
4. 2026-06-16
   days on market $89,900 Active 392 DOM
5. 2026-06-15
   days on market $89,900 Active 391 DOM
6. 2026-06-13
   days on market $89,900 Active 389 DOM
7. 2026-06-12
   days on market $89,900 Active 388 DOM
8. 2026-06-09
   days on market $89,900 Active 385 DOM
9. 2026-06-08
   days on market $89,900 Active 384 DOM
10. 2026-06-07
    days on market $89,900 Active 383 DOM
11. 2026-06-07
    days on market $89,900 Active 382 DOM
12. 2026-06-04
    days on market $89,900 Active 379 DOM
13. 2026-06-02
    days on market $89,900 Active 378 DOM
14. 2026-06-01
    days on market $89,900 Active 377 DOM
15. 2026-05-31
    days on market $89,900 Active 376 DOM
16. 2026-05-31
    days on market $89,900 Active 375 DOM
17. 2026-05-12
    price $89,900 376-char remark

    Show marketing remark (376 chars)

    PRICE REDUCED-AGAIN!! Looking for a garage with a house attached? Get your tool belt and handy pants out and turn this into the house of your dreams! Stainless appliances, spiral staircase, upper level 1/2 bath and steel roof! A little sweat equity and this place could be a great investment for the price per square foot!! Lotsa BANG for your BUCK and MASSIVE GARAGE SPACE!!!

18. 2026-02-22
    price $100,000 376-char remark

    Show marketing remark (376 chars)

    PRICE REDUCED-AGAIN!! Looking for a garage with a house attached? Get your tool belt and handy pants out and turn this into the house of your dreams! Stainless appliances, spiral staircase, upper level 1/2 bath and steel roof! A little sweat equity and this place could be a great investment for the price per square foot!! Lotsa BANG for your BUCK and MASSIVE GARAGE SPACE!!!

19. 2025-10-10
    price $109,500 376-char remark

    Show marketing remark (376 chars)

    PRICE REDUCED-AGAIN!! Looking for a garage with a house attached? Get your tool belt and handy pants out and turn this into the house of your dreams! Stainless appliances, spiral staircase, upper level 1/2 bath and steel roof! A little sweat equity and this place could be a great investment for the price per square foot!! Lotsa BANG for your BUCK and MASSIVE GARAGE SPACE!!!

20. 2025-09-03
    price $111,900 376-char remark

    Show marketing remark (376 chars)

    PRICE REDUCED-AGAIN!! Looking for a garage with a house attached? Get your tool belt and handy pants out and turn this into the house of your dreams! Stainless appliances, spiral staircase, upper level 1/2 bath and steel roof! A little sweat equity and this place could be a great investment for the price per square foot!! Lotsa BANG for your BUCK and MASSIVE GARAGE SPACE!!!

21. 2025-07-31
    price $114,900 376-char remark

    Show marketing remark (376 chars)

    PRICE REDUCED-AGAIN!! Looking for a garage with a house attached? Get your tool belt and handy pants out and turn this into the house of your dreams! Stainless appliances, spiral staircase, upper level 1/2 bath and steel roof! A little sweat equity and this place could be a great investment for the price per square foot!! Lotsa BANG for your BUCK and MASSIVE GARAGE SPACE!!!

22. 2025-07-24
    price $115,900 376-char remark

    Show marketing remark (376 chars)

    PRICE REDUCED-AGAIN!! Looking for a garage with a house attached? Get your tool belt and handy pants out and turn this into the house of your dreams! Stainless appliances, spiral staircase, upper level 1/2 bath and steel roof! A little sweat equity and this place could be a great investment for the price per square foot!! Lotsa BANG for your BUCK and MASSIVE GARAGE SPACE!!!

23. 2025-07-17
    price $116,900 376-char remark

    Show marketing remark (376 chars)

    PRICE REDUCED-AGAIN!! Looking for a garage with a house attached? Get your tool belt and handy pants out and turn this into the house of your dreams! Stainless appliances, spiral staircase, upper level 1/2 bath and steel roof! A little sweat equity and this place could be a great investment for the price per square foot!! Lotsa BANG for your BUCK and MASSIVE GARAGE SPACE!!!

24. 2025-07-11
    price $117,900 376-char remark

    Show marketing remark (376 chars)

    PRICE REDUCED-AGAIN!! Looking for a garage with a house attached? Get your tool belt and handy pants out and turn this into the house of your dreams! Stainless appliances, spiral staircase, upper level 1/2 bath and steel roof! A little sweat equity and this place could be a great investment for the price per square foot!! Lotsa BANG for your BUCK and MASSIVE GARAGE SPACE!!!

25. 2025-07-01
    price $118,900 376-char remark

    Show marketing remark (376 chars)

    PRICE REDUCED-AGAIN!! Looking for a garage with a house attached? Get your tool belt and handy pants out and turn this into the house of your dreams! Stainless appliances, spiral staircase, upper level 1/2 bath and steel roof! A little sweat equity and this place could be a great investment for the price per square foot!! Lotsa BANG for your BUCK and MASSIVE GARAGE SPACE!!!

26. 2025-06-07
    price $119,900 376-char remark

    Show marketing remark (376 chars)

    PRICE REDUCED-AGAIN!! Looking for a garage with a house attached? Get your tool belt and handy pants out and turn this into the house of your dreams! Stainless appliances, spiral staircase, upper level 1/2 bath and steel roof! A little sweat equity and this place could be a great investment for the price per square foot!! Lotsa BANG for your BUCK and MASSIVE GARAGE SPACE!!!

27. 2025-05-16
    listed $124,900 Active 376-char remark

    Show marketing remark (376 chars)

    PRICE REDUCED-AGAIN!! Looking for a garage with a house attached? Get your tool belt and handy pants out and turn this into the house of your dreams! Stainless appliances, spiral staircase, upper level 1/2 bath and steel roof! A little sweat equity and this place could be a great investment for the price per square foot!! Lotsa BANG for your BUCK and MASSIVE GARAGE SPACE!!!

28. 2024-02-14
    soldstatus $45,000

ⓘ 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: $992 · $83/mo
• Projected year-2 tax: $999 · $83/mo
• Expected delta: +$7/yr (+$1/mo · 0.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,816
• − Mortgage interest: −$5,036
• − Property taxes: −$992
• − Insurance: −$450
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$2,615
• Taxable income: $1,673
• Est. tax owed @ 24.0%: −$402
• After-tax cash flow: $2,624/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: Lake Of The Woods School District
• NCES district ID: 2717570
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $45,937
• Composite: 29.52/100
• National rank: #6498
• State rank: #259 of 301 in MN

Livability — Baudette

• Score: 73/100
• State rank: #243
• US rank: #5219

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baudette, MN
• Population (ZIP): 2,684

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: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7%
• Common ancestry: Portuguese 22% Scottish 6% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

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: ▼ -32.47%
• Current HPI: 184.2846
• 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

+99.8% since first listed

12 events — show timeline

• 2026-05-12 Price Changed $89,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-22 Price Changed $100,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-10 Price Changed $109,500 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-03 Price Changed $111,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-31 Price Changed $114,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-24 Price Changed $115,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-17 Price Changed $116,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-11 Price Changed $117,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-01 Price Changed $118,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-07 Price Changed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-05-16 Listed $124,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-02-14 Sold (Public Records) $45,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $992 · -30.0% YoY. Source: county tax records.