211 Kendall Ave N · Thief River Falls, MN 56701

$115,000

4 bd · 2.0 ba · 1,312 sqft · SingleFamily · 245 Days on market

Built 1930 6,403 sqft lot $88/sqft · 38% below area Est $184k · 38% under ↓ 11% since listing

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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 +17.6/30.0
• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• DSCR +5.5/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This storybook 4-bedroom, 2-bath home invites you in with timeless appeal and a welcoming presence. Inside, you’ll find a space full of warmth and opportunity. Featuring a cozy fireplace, newer furnace, central air, and vinyl windows for comfort and efficiency. Every room offers its own unique character, with plenty of potential to make it truly your own. Whether you’re drawn to its classic charm or excited by the chance to add your personal touch, this home is ready to inspire your next chapter.

Key facts

• Vinyl windows
• Newer furnace
• Cozy fireplace

Tags

• COZY FIREPLACE
• NEWER FURNACE
• CENTRAL AIR
• VINYL WINDOWS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 5.5% in Thief River Falls — 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 74/100 on livability (#219 in MN, #4,606 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety D+, amenities F, commute F.
• Thief River Falls School District (town): math 39% / reading 47% proficiency, ranked #201 of 301 in MN (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 102 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 11 units permitted in Pennington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Pennington County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.20% ✓
• Cap rate: 7.24%
• Cash-on-cash: 3.39%
• DSCR: 1.15
• GRM: 7.0

CMA / ARV

• ARV (median comp): $184,016
• List price: $115,000
• Delta: -37.51%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
445 Maple Ave S	0.45mi	4/1.5	1,127 (-14%)	8mo	$185,000	$164	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-12,689
• Equity at exit: $17,147

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-2,994
• Equity at exit: $9,943

Cash invested: $32,200 (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 56701

• Active inventory: 102
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$344 /mo · $4,130/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $91

Break-even live

Break-even rent $1,260

Max offer price $115,000

Occupancy floor 88%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
231 Tindolph Ave N Thief River Falls, MN	3.0	2.0	1000	$1,375	$1.38	44d	1	0.07mi

Listing history 20 events

1. 2026-06-18
   days on market $115,000 Active 245 DOM
2. 2026-06-17
   days on market $115,000 Active 244 DOM
3. 2026-06-16
   days on market $115,000 Active 243 DOM
4. 2026-06-15
   days on market $115,000 Active 242 DOM
5. 2026-06-13
   days on market $115,000 Active 240 DOM
6. 2026-06-12
   days on market $115,000 Active 239 DOM
7. 2026-06-09
   days on market $115,000 Active 236 DOM
8. 2026-06-08
   days on market $115,000 Active 235 DOM
9. 2026-06-07
   days on market $115,000 Active 234 DOM
10. 2026-06-07
    days on market $115,000 Active 233 DOM
11. 2026-06-04
    days on market $115,000 Active 230 DOM
12. 2026-06-02
    days on market $115,000 Active 229 DOM
13. 2026-06-01
    days on market $115,000 Active 228 DOM
14. 2026-05-31
    days on market $115,000 Active 227 DOM
15. 2026-05-31
    days on market $115,000 Active 226 DOM
16. 2026-04-28
    price $115,000 514-char remark

    Show marketing remark (514 chars)

    This storybook 4-bedroom, 2-bath home invites you in with timeless appeal and a welcoming presence. Inside, you’ll find a space full of warmth and opportunity. Featuring a cozy fireplace, newer furnace, central air, and vinyl windows for comfort and efficiency. Every room offers its own unique character, with plenty of potential to make it truly your own. Whether you’re drawn to its classic charm or excited by the chance to add your personal touch, this home is ready to inspire your next chapter.

17. 2025-11-20
    status Active 514-char remark

    Show marketing remark (514 chars)

    This storybook 4-bedroom, 2-bath home invites you in with timeless appeal and a welcoming presence. Inside, you’ll find a space full of warmth and opportunity. Featuring a cozy fireplace, newer furnace, central air, and vinyl windows for comfort and efficiency. Every room offers its own unique character, with plenty of potential to make it truly your own. Whether you’re drawn to its classic charm or excited by the chance to add your personal touch, this home is ready to inspire your next chapter.

18. 2025-11-13
    status Pending 514-char remark

    Show marketing remark (514 chars)

    This storybook 4-bedroom, 2-bath home invites you in with timeless appeal and a welcoming presence. Inside, you’ll find a space full of warmth and opportunity. Featuring a cozy fireplace, newer furnace, central air, and vinyl windows for comfort and efficiency. Every room offers its own unique character, with plenty of potential to make it truly your own. Whether you’re drawn to its classic charm or excited by the chance to add your personal touch, this home is ready to inspire your next chapter.

19. 2025-11-07
    price $119,900 514-char remark

    Show marketing remark (514 chars)

    This storybook 4-bedroom, 2-bath home invites you in with timeless appeal and a welcoming presence. Inside, you’ll find a space full of warmth and opportunity. Featuring a cozy fireplace, newer furnace, central air, and vinyl windows for comfort and efficiency. Every room offers its own unique character, with plenty of potential to make it truly your own. Whether you’re drawn to its classic charm or excited by the chance to add your personal touch, this home is ready to inspire your next chapter.

20. 2025-10-08
    listed $129,900 Active 514-char remark

    Show marketing remark (514 chars)

    This storybook 4-bedroom, 2-bath home invites you in with timeless appeal and a welcoming presence. Inside, you’ll find a space full of warmth and opportunity. Featuring a cozy fireplace, newer furnace, central air, and vinyl windows for comfort and efficiency. Every room offers its own unique character, with plenty of potential to make it truly your own. Whether you’re drawn to its classic charm or excited by the chance to add your personal touch, this home is ready to inspire your next chapter.

ⓘ 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: $4,130 · $344/mo
• Projected year-2 tax: $4,130 · $344/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 1/10 Low 7 d/yr ≥94°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,500
• − Mortgage interest: −$6,442
• − Property taxes: −$4,130
• − Insurance: −$575
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$3,345
• Taxable loss: −$632
• Est. tax savings @ 24.0%: +$152
• After-tax cash flow: $1,245/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: Thief River Falls School District
• NCES district ID: 2738850
• Math proficiency: 39% ▼ -19.00%
• Reading proficiency: 47% ▼ -13.00%
• Median HH income: $49,239
• Composite: 36.88/100
• National rank: #4547
• State rank: #201 of 301 in MN

Livability — Thief River Falls

• Score: 74/100
• State rank: #219
• US rank: #4606

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thief River Falls, MN
• City population: 12,814
• Population (ZIP): 12,814

Population outlook (Pennington County) Hauer SSP2

• Today (2025): 14,800 people
• By 2030: 15,030 · +1.6%
• By 2040: 15,402 · +4.1%
• By 2050: 15,601 · +5.4%
• By 2075: 15,659 · +5.8%
• By 2100: 14,231 · -3.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 5% Two or more races 4% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 34% Romanian 4% Lithuanian 4%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% French/Haitian/Cajun 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Pennington

• 2024 margin: Solid R (+31.5) · D 33.1% · R 64.6% · Other 2.3%
• 2008→2024 swing: -33.6pp toward R · 2008: 2.1pp · 2024: -31.5pp
• All cycles: 2024: R+31.5 2020: R+27.0 2016: R+27.8 2012: R+4.3 2008: D+2.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -123.53%
• Current HPI: 136.4729
• 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

-11.5% since first listed

5 events — show timeline

• 2026-04-28 Price Changed $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-20 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-13 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-07 Price Changed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-08 Listed $129,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+15.3%/yr

Latest (2025): $4,130 · +128.4% YoY. Source: county tax records.