2319 Birchmont Dr NE · Bemidji, MN 56601

$237,000

4 bd · 2.0 ba · 1,216 sqft · SingleFamily public records · 9 Days on market

Built 1922 0.38 ac lot

---

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 +12.1/30.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Rent growth +3.5/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This classic 4 bdrm, 2 bath, Bemidji home is on a large corner lot situated in a top-notch neighborhood. Two beautiful city parks are within walking distance - cross the street to Lake Bemidji where you will find a beach, fishing dock & play area at Cameron Park! - and the bike trail picks up right outside the door. Plenty of charm & craftsmanship in this home: original woodwork throughout, a cute front porch just made for a porch swing, a functional mudroom entry & large closets for storage. The shaded yard is full of mature trees & hedges that provide a natural border - lots of space to play outside. Recent updates have been made w/vinyl flooring on the main floor & new carpet upstairs & in the basement. This home is full of history & stories of families that have come & stayed for many years, raising families & enjoying the welcoming neighborhood. The home inspection has been done & the repairs have been completed. Call and schedule your private showing today.

Key facts

• Wooded corner lot
• Lake & park views
• Local amenities

Tags

• LAKE & PARK VIEWS
• WOODED CORNER LOT
• DETACHED GARAGE
• CONCRETE DRIVEWAY
• LOCAL AMENITIES
• RENTAL LICENSE

Property features AI

Finance

• Other: Above grade finished area 1,542; below grade finished area 400 (total living area 1,942); Lot size about 0.382 acres; No fencing
• Financial info: Conventional mortgage type; Property has a standard rental license

Exterior

• Parking: Detached/attached concrete parking area; 2-car garage (18 x 26, 9' wide doors, 7' door height)
• Utilities: City water connected; City sewer connected; Natural gas fuel; Electric with circuit breakers (Ottertail Power)
• Home design: Residential property; One and one-half levels; Entry facing direction not specified
• Construction: Frame construction; Foundation area approximately 816 (foundation dimensions 24 x 34); Built year not specified
• Exterior features: Front porch, glass-enclosed porch, rear porch and screened porch; Vinyl exterior; Corner lot (approx. 97 x 165)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bath (upper level); 1 half bath (main level)
• Heating & cooling: Forced air heating; No central air
• Interior features: Finished basement with egress window(s); Fireplace; Washer/dryer hookup; Water softener (owned); Eat-in kitchen and living/dining room combo
• Laundry & utility: Washer; Dryer; Main level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $237k.

Deal economics

• At list price, monthly cash flow is $-53 ($-638/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (19.2% below list).
• Recommended offer: $191k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.6% in Bemidji — 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 73/100 on livability (#252 in MN) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: crime F, commute F, employment F.
• Bemidji Public School District (rural): math 42% / reading 50% proficiency, ranked #173 of 301 in MN (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.0%/yr); 345 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 165 units permitted in Beltrami County in 2024 (81 in 5+ unit buildings).
• This rent runs 32% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $163k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,452 (19.2% 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. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.81% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.96%
• DSCR: 0.96
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.02% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.40×
• Total profit: $-39,819
• Equity at exit: $35,337

10-year hold

• IRR: -7.0%
• Equity multiple: 0.54×
• Total profit: $-30,779
• Equity at exit: $20,491

Cash invested: $66,360 (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 56601

• Home prices YoY: -26.4%
• Rents YoY: 4.0%
• Active inventory: 345
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,915 medium
• Mortgage (P&I): −$1,243
• Tax from tax record: −$224 /mo · $2,688/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-53

Break-even live

Break-even rent $1,982

Max offer price $227,614

Occupancy floor 98%

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: $59,250
• Closing costs: $7,110
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1427 Bixby Ave NE Bemidji, MN	4.0	2.0	1264	$1,750	$1.38	43d	1	0.66mi

Listing history 8 events

1. 2026-06-19
   days on market $237,000 Active 9 DOM
2. 2026-06-18
   days on market $237,000 Active 8 DOM
3. 2026-06-17
   days on market $237,000 Active 7 DOM
4. 2026-06-16
   days on market $237,000 Active 6 DOM
5. 2026-06-15
   days on market $237,000 Active 5 DOM
6. 2026-06-14
   days on market $237,000 Active 3 DOM
7. 2026-06-12
   remarks 671-char remark
8. 2026-06-12
   listed $237,000 Active 2 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: $2,688 · $224/mo
• Projected year-2 tax: $2,688 · $224/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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,974
• − Mortgage interest: −$13,276
• − Property taxes: −$2,688
• − Insurance: −$1,185
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − Depreciation: −$6,895
• Taxable loss: −$4,745
• Est. tax savings @ 24.0%: +$1,139
• After-tax cash flow: $501/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: Bemidji Public School District
• NCES district ID: 2704440
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $47,735
• Composite: 39.22/100
• National rank: #4013
• State rank: #173 of 301 in MN

Livability — Bemidji

• Score: 73/100
• State rank: #252
• US rank: #5416

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bemidji, MN
• County: Beltrami County · 34,784 people
• City population: 34,784
• Metro: Bemidji, MN
• Population (ZIP): 34,784
• Household income: $72,262
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 940.0

Population outlook (Beltrami County) Hauer SSP2

• Today (2025): 46,437 people
• By 2030: 46,736 · +0.6%
• By 2040: 46,804 · +0.8%
• By 2050: 46,299 · -0.3%
• By 2075: 44,037 · -5.2%
• By 2100: 38,567 · -16.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Native American 8% Two or more races 7% Hispanic / Latino 3% Black 1%
• Common ancestry: Portuguese 19% Lithuanian 3% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Beltrami

• 2024 margin: Lean R (+5.7) · D 46.3% · R 52.0% · Other 1.7%
• 2008→2024 swing: -15.8pp toward R · 2008: 10.2pp · 2024: -5.7pp
• All cycles: 2024: R+5.7 2020: R+3.1 2016: R+9.8 2012: D+9.9 2008: D+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.95%
• Current HPI: 261.5734
• Rent YoY: ▲ 4.02%
• Metro: Bemidji, MN
• 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

+41.9% since first listed

4 events — show timeline

• 2026-06-09 Listed $237,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-01-11 Sold (MLS) $163,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-11-11 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-08-26 Listed $167,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2025): $2,688 · -2.4% YoY. Source: county tax records.