708 3rd Ave NE · Dilworth, MN 56529

$299,500

3 bd · 3.0 ba · 1,780 sqft · SingleFamily · 51 Days on market

Built 2019 Good condition 4,800 sqft lot

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Why this score? — see what drove the D 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 +12.8/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +3.7/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOW SPECIALS $ 1896.00 left. Beautiful 3 bedroom, 3 bath and 2 stall garage. SS appliances included. Great amenities and already has a deck. Nice floor plan. Line up showing today.

Key facts

• Laminate flooring
• Stylish kitchen
• Modern mechanicals

Tags

• OPEN-CONCEPT LAYOUT
• STYLISH KITCHEN
• GRANITE COUNTERTOPS
• LAMINATE FLOORING
• DEDICATED LAUNDRY ROOM
• MODERN MECHANICALS

Property features AI

Finance

• Other: Total living area approx. 1,780 sq ft; Above-grade finished area and main level approx. 880; Below-grade finished area listed separately

Exterior

• Parking: Attached 2-car garage (22 x 24)
• Utilities: City water; City sewer; Natural gas
• Home design: Residential attached property; Split-entry (bi-level) design; Entry foyer on main level
• Construction: Poured concrete foundation
• Exterior features: Vinyl exterior; Deck on upper level; 40 x 120 lot (4,800 sq ft)

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (primary on upper level; others on lower level)
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 half bath; Primary bathroom on upper level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished basement; Air-to-air exchanger; Vaulted common areas implied by split-entry layout
• Laundry & utility: Laundry room on lower level; Washer; Dryer; Electric water heater; Utility room on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-28 ($-339/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (13.2% below list).
• Recommended offer: $260k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.8% 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.
• Moorhead Public School District (suburban): math 39% / reading 46% proficiency, ranked #202 of 301 in MN (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Robert Asp Elementary (math 46% / reading 43%, grade F, #534 of 857 statewide, top 66%, 611 students, 59% FRL); Horizon Middle School (math 35% / reading 46%, grade F, #144 of 258 statewide, top 56%, 2,158 students, 48% FRL); Moorhead High School (math 44% / reading 59%, grade D+, #124 of 471 statewide, top 27%, 1,937 students, 40% FRL).
• Market conditions: 33 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $240k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $260,000 (13.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.40%
• DSCR: 0.98
• GRM: 9.6

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-50,283
• Equity at exit: $44,656

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-45,911
• Equity at exit: $25,895

Cash invested: $83,860 (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: 33
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,600 medium
• Mortgage (P&I): −$1,571
• Tax from tax record: −$387 /mo · $4,642/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-28

Break-even live

Break-even rent $2,636

Max offer price $294,512

Occupancy floor 96%

Sensitivity live

Price	-10% $141	-5% $57	+0% $-28	+5% $-113	+10% $-198
Rent	-10% $-234	-5% $-131	+0% $-28	+5% $74	+10% $177
Rate	-1.0pp $123	-0.5pp $48	base $-28	+0.5pp $-106	+1.0pp $-185

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: $74,875
• Closing costs: $8,985
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1521 Keystone Cir NE Dilworth, MN	4.0	2.0	2200	$2,600	$1.18	15d	1	0.65mi

Listing history 20 events

1. 2026-06-22
   days on market $299,500 Active 51 DOM
2. 2026-06-18
   days on market $299,500 Active 48 DOM
3. 2026-06-17
   days on market $299,500 Active 47 DOM
4. 2026-06-16
   days on market $299,500 Active 46 DOM
5. 2026-06-15
   days on market $299,500 Active 45 DOM
6. 2026-06-14
   days on market $299,500 Active 43 DOM
7. 2026-06-13
   days on market $299,500 Active 42 DOM
8. 2026-06-10
   days on market $299,500 Active 40 DOM
9. 2026-06-09
   days on market $299,500 Active 39 DOM
10. 2026-06-08
    days on market $299,500 Active 38 DOM
11. 2026-06-07
    days on market $299,500 Active 37 DOM
12. 2026-06-05
    days on market $299,500 Active 34 DOM
13. 2026-06-03
    days on market $299,500 Active 33 DOM
14. 2026-06-02
    days on market $299,500 Active 32 DOM
15. 2026-06-01
    days on market $299,500 Active 31 DOM
16. 2026-05-31
    days on market $299,500 Active 30 DOM
17. 2026-05-30
    days on market $299,500 Active 29 DOM
18. 2026-05-01
    listed $319,900 Active 913-char remark
19. 2020-05-15
    soldstatus $239,900 185-char remark

    Show marketing remark (185 chars)

    LOW SPECIALS $ 1896.00 left. Beautiful 3 bedroom, 3 bath and 2 stall garage. SS appliances included. Great amenities and already has a deck. Nice floor plan. Line up showing today.

20. 2020-02-18
    listed $239,900 185-char remark

    Show marketing remark (185 chars)

    LOW SPECIALS $ 1896.00 left. Beautiful 3 bedroom, 3 bath and 2 stall garage. SS appliances included. Great amenities and already has a deck. Nice floor plan. Line up showing today.

ⓘ 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: $4,642 · $387/mo
• Projected year-2 tax: $4,642 · $387/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 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: $31,200
• − Mortgage interest: −$16,777
• − Property taxes: −$4,642
• − Insurance: −$1,498
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − Depreciation: −$8,713
• Taxable loss: −$5,421
• Est. tax savings @ 24.0%: +$1,301
• After-tax cash flow: $962/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

Good 80/100 Cosmetic rehab

This 2019-built twin home by BMW Homes is in good condition with modern design and quality finishes. It offers a good return on investment with minor updates to enhance curb appeal and functionality.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Resale Replace carpet in bedrooms — Fresh carpet improves comfort and value
• Resale Replace kitchen countertops — Modern countertops add value and functionality
• Resale Replace bathroom fixtures — Modern fixtures enhance aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Resale Replace carpet in bedrooms — Fresh carpet improves comfort and value ↑
• Resale Replace kitchen countertops — Modern countertops add value and functionality ↑
• Resale Replace bathroom fixtures — Modern fixtures enhance aesthetics and functionality ↑

ⓘ 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: Moorhead Public School District
• NCES district ID: 2721420
• Math proficiency: 39% ▼ -8.00%
• Reading proficiency: 46% ▼ -6.00%
• Median HH income: $53,009
• Composite: 36.83/100
• National rank: #4560
• State rank: #202 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

+24.8% since first listed

4 events — show timeline

• 2026-05-25 Price Changed $299,500 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Listed $319,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-05-15 Sold (MLS) $239,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-02-18 Listed $239,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+11.1%/yr

Latest (2026): $4,642 · +15.8% YoY. Source: county tax records.