8339 Whitefish Way · Ideal, MN 56472

$100,000

3 bd · 3.0 ba · 2,316 sqft · Other · 16 Days on market

Built 2026 Excellent condition 12 ac lot $268/mo HOA · 21% of rent

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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 +19.3/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Condition / age +4.8/5.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Just completed, newly constructed 3+ bedroom, three bath home. Enjoy maintenance-free living (and/or Investment Property) on Clamshell Lake of the Whitefish Chain! Enjoy 1/10th Ownership or more. Currently, all 10 shares are available in this unit at Clamshell Beach Resort. This fully furnished home features an open floor plan, granite countertops, tiled backsplash, large screened-in porch, tiled showers, great decor, patio with fire pit, and so much more. This fractional ownership allows you to enjoy all the Whitefish Chain has to offer, and the ability to rent your lake home and reap the financial benefits. Enjoy the shared pool, sand beach, fire pit, and other amenities. Home is being so

Key facts

• 12.5 acre lot
• Pool
• Built 2026

Property features AI

Finance

• Other: Approximately 470 feet of shared waterfront frontage; Lot about 12.5 acres (dimensions listed); Association-maintained lake amenities and shared pool
• HOA & community: Has HOA (Waterfront Management); Annual association fee; HOA fee covers A/C, beach access, cable TV, dock, electricity, gas, hazard insurance, heating, internet, lawn care, grounds maintenance, parking, professional management, recreation facility, sewer, shared amenities, snow removal, taxes and water

Exterior

• Parking: Assigned parking; Gravel parking areas; Guest parking
• Utilities: Well water (4-inch submersible, drilled); Septic system with tank and drainage field (compliant); 200+ amp electrical service with circuit breakers; Natural gas
• Home design: Residential property; One-and-one-half story; New construction; Entry level includes main floor primary
• Construction: Asphalt pitched roof (age 8 years or less); Slab foundation; Built on approximately 1,432 sq ft foundation area
• Exterior features: Patio, porch, rear porch and screened porch; Shared heated in-ground pool; On waterfront with association access to lakefront; Sandy lake bottom; Road between home and waterfront; Paved streets; Association-maintained roads

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Microwave; Kitchen center island; Kitchen window
• Bedrooms: 3 bedrooms; Main floor bedroom; Upper level bedroom
• Bathrooms: One full bathroom; Two three-quarter bathrooms; Primary has a private 3/4 bath; Main floor 3/4 bath; Upper level full bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Air-to-air exchanger; Tankless water heater; Paneled doors; Cable available; Main floor primary bedroom; Primary bedroom with walk-in closet; Walk-in closet; Kitchen with center island and window; Kitchen/dining room
• Laundry & utility: Washer/dryer hookup; Main level laundry; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $100k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Pequot Lakes Public Schools (rural): math 40% / reading 57% proficiency, ranked #137 of 301 in MN (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 277 active listings in the ZIP; 420 units permitted in Crow Wing County in 2024 (17 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Crow Wing County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.30% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• 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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-9,064
• Equity at exit: $14,910

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $1,738
• Equity at exit: $8,646

Cash invested: $28,000 (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 56472

• Home prices YoY: -10.7%
• Active inventory: 277
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$81 /mo · $976/yr
• Insurance: −$42
• HOA: −$268
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $110

Break-even live

Break-even rent $1,159

Max offer price $100,000

Occupancy floor 87%

Sensitivity live

Price	-10% $166	-5% $138	+0% $110	+5% $81	+10% $53
Rent	-10% $7	-5% $58	+0% $110	+5% $161	+10% $212
Rate	-1.0pp $160	-0.5pp $135	base $110	+0.5pp $84	+1.0pp $57

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $268 · $3,216/yr
• Likely covers: pool

Listing history 13 events

1. 2026-06-21
   days on market $100,000 Active 16 DOM
2. 2026-06-18
   days on market $100,000 Active 14 DOM
3. 2026-06-17
   days on market $100,000 Active 13 DOM
4. 2026-06-16
   days on market $100,000 Active 12 DOM
5. 2026-06-15
   days on market $100,000 Active 11 DOM
6. 2026-06-13
   days on market $100,000 Active 9 DOM
7. 2026-06-12
   days on market $100,000 Active 8 DOM
8. 2026-06-09
   days on market $100,000 Active 5 DOM
9. 2026-06-08
   days on market $100,000 Active 4 DOM
10. 2026-06-07
    days on market $100,000 Active 3 DOM
11. 2026-06-07
    statusdays on market $100,000 Active 2 DOM
12. 2026-06-04
    remarks 699-char remark
13. 2026-06-04
    listed $100,000 Coming Soon 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: $976 · $81/mo
• Projected year-2 tax: $1,048 · $87/mo
• Expected delta: +$72/yr (+$6/mo · 7.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,570
• − Mortgage interest: −$5,602
• − Property taxes: −$976
• − Insurance: −$500
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − HOA: −$3,216
• − Depreciation: −$2,909
• Taxable loss: −$124
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $1,345/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 · 12 photos

Excellent 95/100 None rehab

This newly constructed home offers a modern, move-in-ready living experience with excellent curb appeal and a spacious, well-designed interior. It's ideal for both resale and rental due to its prime location and high-end finishes.

Value-add opportunities

• Both Landscaping and patio furniture — Enhances curb appeal and outdoor living space.
• Both Add smart home features — Improves convenience and marketability for both resale and rental.
• Both Install smart thermostat — Saves energy and appeals to buyers/renters looking for eco-friendly features.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and patio furniture — Enhances curb appeal and outdoor living space. ↑
• Both Add smart home features — Improves convenience and marketability for both resale and rental. ↑
• Both Install smart thermostat — Saves energy and appeals to buyers/renters looking for eco-friendly features. ↑

ⓘ 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: Pequot Lakes Public Schools
• NCES district ID: 2728200
• Math proficiency: 40% ▼ -24.00%
• Reading proficiency: 57% ▼ -13.00%
• Median HH income: $51,513
• Composite: 41.62/100
• National rank: #3430
• State rank: #137 of 301 in MN

Livability — Ideal

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 8,764

Population outlook (Crow Wing County) Hauer SSP2

• Today (2025): 64,187 people
• By 2030: 64,057 · -0.2%
• By 2040: 62,470 · -2.7%
• By 2050: 59,064 · -8.0%
• By 2075: 48,738 · -24.1%
• By 2100: 36,112 · -43.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Portuguese 17% Romanian 3% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Crow Wing

• 2024 margin: Solid R (+31.4) · D 33.6% · R 65.0% · Other 1.5%
• 2008→2024 swing: -23.7pp toward R · 2008: -7.7pp · 2024: -31.4pp
• All cycles: 2024: R+31.4 2020: R+29.7 2016: R+31.8 2012: R+13.4 2008: R+7.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.90%
• Current HPI: 208.0163
• 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

1 event — show timeline

• 2026-06-03 Coming Soon $100,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+145.2%/yr

Latest (2025): $976 · +145.2% YoY. Source: county tax records.