210 3rd Ave SW · Baudette, MN 56623

$75,000

3 bd · 2.0 ba · 1,312 sqft · SingleFamily · 9 Days on market

Built 1984 0.48 ac lot

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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
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable 3 bedroom 2 bath home on large lot in West Baudette.

Key facts

• Large deck
• Almost a 1/2 an acre
• Enclosed back porch

Tags

• ALMOST A 1/2 AN ACRE
• LARGE DECK
• ENCLOSED BACK PORCH
• WORKBENCH
• UPDATED WINDOWS
• NEWER FLOORING

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: City water connected (city water in street, shared system); City sewer connected (city sewer in street, shared septic); Circuit breaker electric; Natural gas
• Home design: Residential manufactured home; Single-story; Entry on main level; Facing direction not specified
• Construction: Frame construction; Built or roof replaced within last 8 years; Pillar/post/pier foundation; Foundation dimensions approximately 16 x 76
• Exterior features: Vinyl exterior; Rear porch; Deck; Storage shed; Medium tree coverage; Road frontage on paved county road; Publicly maintained road

Interior

• Kitchen: Cooktop; Range; Refrigerator; Freezer; Exhaust fan
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath on main floor; 3/4 primary bath
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Cooktop; Range; Refrigerator; Freezer; Exhaust fan; Electric water heater; Kitchen and dining combined; Crawl space basement
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads 73/100 on livability (#243 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime D+, amenities F, commute F.
• Lake Of The Woods School District (rural): math 30% / reading 39% proficiency, ranked #259 of 301 in MN (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lake of The Woods Elementary (math 37% / reading 42%, grade F, #604 of 857 statewide, top 74%, 255 students, 45% FRL); Lake of The Woods Secondary (math 22% / reading 32%, grade F, #369 of 471 statewide, top 79%, 191 students, 40% FRL).
• Market conditions: 99 active listings in the ZIP; 13 units permitted in Lake of the Woods County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lake of the Woods County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $38k; list at $75k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

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. 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?
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: 1.50% ✓
• Cap rate: 12.46%
• Cash-on-cash: 22.02%
• DSCR: 1.98
• GRM: 5.6

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: 14.7%
• Equity multiple: 1.59×
• Total profit: $12,396
• Equity at exit: $11,183

10-year hold

• IRR: 23.5%
• Equity multiple: 3.02×
• Total profit: $42,428
• Equity at exit: $6,485

Cash invested: $21,000 (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 56623

• Home prices YoY: -15.0%
• Active inventory: 99
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,126 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$80 /mo · $956/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $385

Break-even live

Break-even rent $638

Max offer price $75,000

Occupancy floor 61%

Sensitivity live

Price	-10% $428	-5% $407	+0% $385	+5% $364	+10% $343
Rent	-10% $296	-5% $341	+0% $385	+5% $430	+10% $474
Rate	-1.0pp $423	-0.5pp $404	base $385	+0.5pp $366	+1.0pp $346

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-22
   days on market $75,000 Active 9 DOM
2. 2026-06-21
   days on market $75,000 Active 8 DOM
3. 2026-06-21
   days on market $75,000 Active 7 DOM
4. 2026-06-18
   days on market $75,000 Active 5 DOM
5. 2026-06-17
   days on market $75,000 Active 4 DOM
6. 2026-06-16
   days on market $75,000 Active 3 DOM
7. 2026-06-15
   days on market $75,000 Active 2 DOM
8. 2026-06-13
   remarks 680-char remark
9. 2026-06-13
   listed $75,000 Active 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: $956 · $80/mo
• Projected year-2 tax: $956 · $80/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 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,512
• − Mortgage interest: −$4,201
• − Property taxes: −$956
• − Insurance: −$375
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$2,182
• Taxable income: $3,636
• Est. tax owed @ 24.0%: −$873
• After-tax cash flow: $3,751/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: Lake Of The Woods School District
• NCES district ID: 2717570
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $45,937
• Composite: 29.52/100
• National rank: #6498
• State rank: #259 of 301 in MN

Livability — Baudette

• Score: 73/100
• State rank: #243
• US rank: #5219

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baudette, MN
• Population (ZIP): 2,684

Population outlook (Lake of the Woods County) Hauer SSP2

• Today (2025): 3,706 people
• By 2030: 3,565 · -3.8%
• By 2040: 3,224 · -13.0%
• By 2050: 2,957 · -20.2%
• By 2075: 2,685 · -27.5%
• By 2100: 2,544 · -31.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7%
• Common ancestry: Portuguese 22% Scottish 6% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lake of the Woods

• 2024 margin: Solid R (+47.1) · D 25.8% · R 72.9% · Other 1.4%
• 2008→2024 swing: -33.9pp toward R · 2008: -13.3pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+42.9 2016: R+44.3 2012: R+20.1 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.47%
• Current HPI: 184.2846
• 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

+74.4% since first listed

4 events — show timeline

• 2026-06-11 Listed $75,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-26 Sold (MLS) $37,500 NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2019-12-31 Listed $43,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+8.0%/yr

Latest (2025): $956 · -4.6% YoY. Source: county tax records.