2716 Canterbury Dr · Bigelow, MN 56117

$137,500

3 bd · 1.0 ba · 1,223 sqft · SingleFamily public records · 262 Days on market

Built 1910 0.65 ac lot

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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 +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Appreciation +5.0/10.0
• 1% rule +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Looking for small town living but close enough to amenities? This Bigelow Minnesota property would be worth a look! Offering 3 bedrooms (1 bedroom is partially separated by a wall offering easy opportunity for 2 beds and a shared 4th room space), 1 bath, plenty of updates and within 15 minutes of Worthington. Over the last few years the updates include: New furnace, AC, water heater, new shingles, updated siding plus interior renovations including newer flooring and a kitchen and bath facelift. Outside the home and garage sit on a spacious corner lot. This sale also includes the large vacant lot next door, perfect for an additional outbuilding, garage, garden or play space. Call for additional information or to schedule your private walk through today!

Key facts

• 0.65 acre lot
• Garage
• Built 1910

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (10.1% below list).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#741 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D, schools F, amenities F.
• Worthington Public School District (town): math 21% / reading 33% proficiency, ranked #271 of 301 in MN (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 active listings in the ZIP; 19 units permitted in Nobles County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($951 loan paydown + $4k appreciation (3.0% local appreciation)).
• Nobles County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $22k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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?
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: 0.90% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.25%
• DSCR: 1.19
• GRM: 9.3

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: 11.5%
• Equity multiple: 1.65×
• Total profit: $25,209
• Equity at exit: $61,826

10-year hold

• IRR: 13.6%
• Equity multiple: 3.01×
• Total profit: $77,513
• Equity at exit: $95,281

Cash invested: $38,500 (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 56117

• Active inventory: 3
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,237 medium
• Mortgage (P&I): −$721
• Tax from tax record: −$62 /mo · $746/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $137

Break-even live

Break-even rent $1,064

Max offer price $137,500

Occupancy floor 84%

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: $34,375
• Closing costs: $4,125
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-17
   statusdays on market $137,500 Pending 262 DOM
2. 2026-06-16
   days on market $137,500 Active 261 DOM
3. 2026-06-15
   days on market $137,500 Active 260 DOM
4. 2026-06-13
   days on market $137,500 Active 258 DOM
5. 2026-06-12
   pricedays on market $137,500 Active 257 DOM
6. 2026-06-09
   days on market $142,500 Active 254 DOM
7. 2026-06-08
   days on market $142,500 Active 253 DOM
8. 2026-06-07
   days on market $142,500 Active 252 DOM
9. 2026-06-07
   days on market $142,500 Active 251 DOM
10. 2026-06-04
    days on market $142,500 Active 248 DOM
11. 2026-06-02
    days on market $142,500 Active 247 DOM
12. 2026-06-01
    days on market $142,500 Active 246 DOM
13. 2026-05-31
    days on market $142,500 Active 245 DOM
14. 2026-05-31
    days on market $142,500 Active 244 DOM
15. 2026-03-04
    price $142,500 762-char remark

    Show marketing remark (762 chars)

    Looking for small town living but close enough to amenities? This Bigelow Minnesota property would be worth a look! Offering 3 bedrooms (1 bedroom is partially separated by a wall offering easy opportunity for 2 beds and a shared 4th room space), 1 bath, plenty of updates and within 15 minutes of Worthington. Over the last few years the updates include: New furnace, AC, water heater, new shingles, updated siding plus interior renovations including newer flooring and a kitchen and bath facelift. Outside the home and garage sit on a spacious corner lot. This sale also includes the large vacant lot next door, perfect for an additional outbuilding, garage, garden or play space. Call for additional information or to schedule your private walk through today!

16. 2026-01-05
    price $145,000 762-char remark

    Show marketing remark (762 chars)

    Looking for small town living but close enough to amenities? This Bigelow Minnesota property would be worth a look! Offering 3 bedrooms (1 bedroom is partially separated by a wall offering easy opportunity for 2 beds and a shared 4th room space), 1 bath, plenty of updates and within 15 minutes of Worthington. Over the last few years the updates include: New furnace, AC, water heater, new shingles, updated siding plus interior renovations including newer flooring and a kitchen and bath facelift. Outside the home and garage sit on a spacious corner lot. This sale also includes the large vacant lot next door, perfect for an additional outbuilding, garage, garden or play space. Call for additional information or to schedule your private walk through today!

17. 2025-11-09
    price $149,900 762-char remark

    Show marketing remark (762 chars)

    Looking for small town living but close enough to amenities? This Bigelow Minnesota property would be worth a look! Offering 3 bedrooms (1 bedroom is partially separated by a wall offering easy opportunity for 2 beds and a shared 4th room space), 1 bath, plenty of updates and within 15 minutes of Worthington. Over the last few years the updates include: New furnace, AC, water heater, new shingles, updated siding plus interior renovations including newer flooring and a kitchen and bath facelift. Outside the home and garage sit on a spacious corner lot. This sale also includes the large vacant lot next door, perfect for an additional outbuilding, garage, garden or play space. Call for additional information or to schedule your private walk through today!

18. 2025-10-16
    price $154,900 762-char remark

    Show marketing remark (762 chars)

    Looking for small town living but close enough to amenities? This Bigelow Minnesota property would be worth a look! Offering 3 bedrooms (1 bedroom is partially separated by a wall offering easy opportunity for 2 beds and a shared 4th room space), 1 bath, plenty of updates and within 15 minutes of Worthington. Over the last few years the updates include: New furnace, AC, water heater, new shingles, updated siding plus interior renovations including newer flooring and a kitchen and bath facelift. Outside the home and garage sit on a spacious corner lot. This sale also includes the large vacant lot next door, perfect for an additional outbuilding, garage, garden or play space. Call for additional information or to schedule your private walk through today!

19. 2025-09-29
    listed $159,900 Active 762-char remark

    Show marketing remark (762 chars)

    Looking for small town living but close enough to amenities? This Bigelow Minnesota property would be worth a look! Offering 3 bedrooms (1 bedroom is partially separated by a wall offering easy opportunity for 2 beds and a shared 4th room space), 1 bath, plenty of updates and within 15 minutes of Worthington. Over the last few years the updates include: New furnace, AC, water heater, new shingles, updated siding plus interior renovations including newer flooring and a kitchen and bath facelift. Outside the home and garage sit on a spacious corner lot. This sale also includes the large vacant lot next door, perfect for an additional outbuilding, garage, garden or play space. Call for additional information or to schedule your private walk through today!

20. 2025-09-15
    historical $159,900 762-char remark

    Show marketing remark (762 chars)

    Looking for small town living but close enough to amenities? This Bigelow Minnesota property would be worth a look! Offering 3 bedrooms (1 bedroom is partially separated by a wall offering easy opportunity for 2 beds and a shared 4th room space), 1 bath, plenty of updates and within 15 minutes of Worthington. Over the last few years the updates include: New furnace, AC, water heater, new shingles, updated siding plus interior renovations including newer flooring and a kitchen and bath facelift. Outside the home and garage sit on a spacious corner lot. This sale also includes the large vacant lot next door, perfect for an additional outbuilding, garage, garden or play space. Call for additional information or to schedule your private walk through today!

21. 2025-07-16
    historical
22. 2025-07-13
    listed $159,900 Active
23. 2025-01-21
    soldstatus $150,000 Sold
24. 2025-01-21
    soldstatus $150,000
25. 2024-12-17
    status Pending
26. 2024-11-25
    price $159,900
27. 2024-11-11
    listed $189,000 Active
28. 1998-10-01
    soldstatus $34,500

ⓘ 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: $746 · $62/mo
• Projected year-2 tax: $1,143 · $95/mo
• Expected delta: +$397/yr (+$33/mo · 53.2%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,841
• − Mortgage interest: −$7,702
• − Property taxes: −$746
• − Insurance: −$688
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$4,000
• Taxable loss: −$669
• Est. tax savings @ 24.0%: +$161
• After-tax cash flow: $1,799/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: Worthington Public School District
• NCES district ID: 2744160
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 33% ▼ -12.00%
• Median HH income: $47,522
• Composite: 23.43/100
• National rank: #7888
• State rank: #271 of 301 in MN

Livability — Bigelow

• Score: 61/100
• State rank: #741
• US rank: #18070

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bigelow, MN
• Population (ZIP): 361

Population outlook (Nobles County) Hauer SSP2

• Today (2025): 22,693 people
• By 2030: 23,304 · +2.7%
• By 2040: 25,000 · +10.2%
• By 2050: 27,213 · +19.9%
• By 2075: 34,196 · +50.7%
• By 2100: 40,638 · +79.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Hispanic / Latino 47% Two or more races 34%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Iranian 8% Portuguese 3% Slovak 1%
• Foreign-born: 28% · Canada
• Languages at home: 58% English-only · Spanish 41% German/W. Germanic 1%

Political lean MEDSL · Nobles

• 2024 margin: Solid R (+35.6) · D 31.5% · R 67.1% · Other 1.4%
• 2008→2024 swing: -34.2pp toward R · 2008: -1.4pp · 2024: -35.6pp
• All cycles: 2024: R+35.6 2020: R+30.6 2016: R+29.9 2012: R+9.3 2008: R+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+313.0% since first listed

14 events — show timeline

• 2026-03-04 Price Changed $142,500 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-05 Price Changed $145,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-09 Price Changed $149,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-16 Price Changed $154,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-29 Listed $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-15 Coming Soon $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-16 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-13 Listed $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-01-21 Sold (Public Records) $150,000 Public Records
• 2025-01-21 Sold (MLS) $150,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-12-17 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2024-11-25 Price Changed $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-11-11 Listed $189,000 NORTHSTARMLS as Distributed by MLS Grid
• 1998-10-01 Sold (Public Records) $34,500 Public Records

Property tax history

+1.3%/yr

Latest (2026): $746 · +9.7% YoY. Source: county tax records.