206 8th St NW · Dilworth, MN 56529

$46,900

3 bd · 2.0 ba · 1,184 sqft · SingleFamily · 29 Days on market

Built 2001 Average condition

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable living at its finest! This 3-bedroom, 2-bath home offers comfortable living spaces and a functional layout throughout. The primary bedroom features its own private bath and walk-in closet. The kitchen, dining, and living areas flow seamlessly together, creating an easy and open feel. Outside, enjoy the added convenience of a storage shed for all your extras. A great opportunity to make this home your own! Manufacturers date 2001- but updated by Victor Homes in 2020. Central Air replaced in 2020, kitchen cabinets painted 2026

Key facts

• Private bath
• Walk-in closet
• Storage shed

Tags

• PRIVATE BATH
• WALK-IN CLOSET
• STORAGE SHED
• KITCHEN CABINETS PAINTED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $47k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $598 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $46k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.6% vs local median 4.0% in Dilworth — 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 72/100 on livability (#275 in MN) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, employment A; Watch: crime F, amenities F, commute F.
• Dilworth-Glyndon-Felton (suburban): math 43% / reading 52% proficiency, ranked #144 of 301 in MN (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 34 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 269 units permitted in Clay County in 2024 (153 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $324 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Clay County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $3k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $46,196 (1.5% 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 A-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?
3. Crime grade is F 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?
4. 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.
5. 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.
6. 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: 2.49% ✓
• Cap rate: 21.59%
• Cash-on-cash: 54.65%
• DSCR: 3.43
• GRM: 3.3

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: 52.9%
• Equity multiple: 3.32×
• Total profit: $30,505
• Equity at exit: $6,993

10-year hold

• IRR: 58.1%
• Equity multiple: 6.76×
• Total profit: $75,678
• Equity at exit: $4,055

Cash invested: $13,132 (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 56529

• Home prices YoY: -33.9%
• Active inventory: 34
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,167 high
• Mortgage (P&I): −$246
• Tax est. 1.5%: −$59 /mo · $704/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $598

Break-even live

Break-even rent $410

Max offer price $46,900

Occupancy floor 44%

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: $11,725
• Closing costs: $1,407
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 5th St NW Apt 5 Dilworth, MN	2.0	1.0	850	$1,100	$1.29	20d	1	0.17mi
102 5th St NW Unit 18 Dilworth, MN	3.0	1.0	975	$1,295	$1.33	13d	1	0.17mi
1609 3rd Ave NW Dilworth, MN	1.0–3.0	1.0	839	$1,120	$1.33	13d	1	0.45mi
3450 8th Ave S Moorhead, MN	2.0	2.0	1100	$1,225	$1.11	13d	1	1.01mi
3507 10th Ave S Moorhead, MN	2.0	2.0	1032	$1,225	$1.19	13d	1	1.17mi
3501 10th Ave S Moorhead, MN	1.0–2.0	1.0–2.0	887	$1,225	$1.38	20d	3	1.19mi
1009 3rd Ave NE Dilworth, MN	2.0	2.0	1041	$1,180	$1.13	13d	1	1.19mi
2409 4th Ave N Unit 15 Moorhead, MN	2.0	1.0	800	$650	$0.81	43d	1	1.31mi
221 12th St NE Dilworth, MN	3.0	1.0–2.0	774	$1,585	$2.05	13d	31	1.31mi
1204 34th Street Cir S Apt 102 Moorhead, MN	2.0	1.0	913	$850	$0.93	43d	1	1.32mi
1212 34th Street Cir S Unit 205 Moorhead, MN	2.0	1.0	913	$850	$0.93	43d	1	1.36mi
222 14th St NE Dilworth, MN	1.0–2.0	1.0	800	$1,205	$1.51	13d	13	1.41mi

Listing history 5 events

1. 2026-04-22
   status Pending
2. 2026-04-17
   price $46,900
3. 2026-03-24
   listed $49,900 Active
4. 2025-11-18
   historical
5. 2025-11-13
   listed $46,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,007
• − Mortgage interest: −$2,627
• − Property taxes: −$704
• − Insurance: −$234
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$1,364
• Taxable income: $6,836
• Est. tax owed @ 24.0%: −$1,641
• After-tax cash flow: $5,535/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

Average 55/100 Cosmetic rehab

This 3-bedroom, 2-bath home offers a comfortable living space with updated systems and a functional layout. While it has a cosmetic rehab level, some minor repairs and touch-ups are needed to enhance its value.

Repairs flagged

• Minor paint — paint appears worn in some areas
• Minor kitchen cabinets — paint needs touch-up

Value-add opportunities

• Resale painting the kitchen cabinets — Fresh paint can make a significant difference in the home's appearance
• Resale painting interior walls — Fresh paint can make a significant difference in the home's appearance
• Both upgrading countertops — Modern countertops can improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · paint appears worn in some areas	Minor	$500–3,000
kitchen cabinets · paint needs touch-up	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale painting the kitchen cabinets — Fresh paint can make a significant difference in the home's appearance ↑
• Resale painting interior walls — Fresh paint can make a significant difference in the home's appearance ↑
• Both upgrading countertops — Modern countertops can improve both resale 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: Dilworth-Glyndon-Felton
• NCES district ID: 2710260
• Math proficiency: 43% ▼ -14.00%
• Reading proficiency: 52% ▼ -10.00%
• Median HH income: $54,835
• Composite: 41.14/100
• National rank: #3557
• State rank: #144 of 301 in MN

Livability — Dilworth

• Score: 72/100
• State rank: #275
• US rank: #5975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dilworth, MN
• City population: 4,664
• Population (ZIP): 4,664

Population outlook (Clay County) Hauer SSP2

• Today (2025): 67,880 people
• By 2030: 70,881 · +4.4%
• By 2040: 76,865 · +13.2%
• By 2050: 83,205 · +22.6%
• By 2075: 98,719 · +45.4%
• By 2100: 111,657 · +64.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 6% Black 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 29% Scottish 6% Scotch-Irish 2%
• Foreign-born: 2%
• Languages at home: 89% English-only · Arabic 5% Spanish 3% Other Indo-European 2%

Political lean MEDSL · Clay

• 2024 margin: Toss-up / Even · D 49.2% · R 48.8% · Other 2.0%
• 2008→2024 swing: -15.5pp toward R · 2008: 16.0pp · 2024: 0.5pp
• All cycles: 2024: D+0.5 2020: D+4.1 2016: R+2.0 2012: D+8.0 2008: D+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.98%
• Current HPI: 187.1235
• 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

+0.0% since first listed

5 events — show timeline

• 2026-04-22 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $46,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-24 Listed $49,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-13 Listed $46,900 NORTHSTARMLS as Distributed by MLS Grid