1702 Main Ave · International Falls, MN 56649

$129,900

3 bd · 2.0 ba · 1,040 sqft · SingleFamily public records · 79 Days on market

Built 2006 0.35 ac 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
• DSCR +3.8/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3-bedroom, 2 bath home situated on a generous corner lot. This property offers great functionality with a rare 2-stall drive-through garage -perfect for extra storage, hobbies, or easy access for vehicles and equipment. Enjoy the added space both inside and out, with plenty of room for everyday living, entertaining, or future improvements. A solid opportunity for buyers looking for space, convenience, and versatility.

Key facts

• Extra storage
• Corner lot
• 0.35 acre lot

Tags

• CORNER LOT
• 2-STALL DRIVE-THROUGH GARAGE
• EXTRA STORAGE
• EASY ACCESS FOR VEHICLES

Property features AI

Exterior

• Parking: 2-car garage with garage door opener; Gravel parking; Garage approximately 24x32
• Utilities: City water (connected); City sewer (connected); Natural gas; Electric service: 100 Amp and 200+ Amp; Minnesota Power
• Home design: Residential property; Manufactured home; One-story (single level); Entry level: Main; Above-grade finished area: 1,040
• Construction: Frame construction; Asphalt roof (over 8 years old); Slab foundation; Foundation dimensions: 40x26
• Exterior features: Vinyl exterior; Deck; Corner lot; City street frontage (publicly maintained)

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Exhaust fan
• Bedrooms: 3 bedrooms, all on the main level; Bedroom sizes include 12x12, 9x8, and 10x8
• Bathrooms: 2 full bathrooms (both on main level); Bathroom sizes include 7x7.5 and 9x4.5
• Heating & cooling: Forced air heating; Wall-mounted cooling unit(s)
• Interior features: Eat-in kitchen; All living facilities on one level; Main floor primary bedroom; Main floor bedroom; Main floor laundry
• Laundry & utility: Washer and Dryer; Main-level laundry (in hall)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-12 ($-150/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (18.5% below list).
• Recommended offer: $106k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.5% in International Falls — 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 (#242 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities D-, commute F.
• International Falls School District (town): math 40% / reading 45% proficiency, ranked #211 of 301 in MN (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Falls Elementary (math 52% / reading 52%, grade C-, #368 of 857 statewide, top 47%, 393 students, 49% FRL); Falls Secondary (math 32% / reading 41%, grade F, #298 of 471 statewide, top 63%, 501 students, 38% FRL).
• Market conditions: 70 active listings in the ZIP; 26 units permitted in Koochiching County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Koochiching County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $8k; list at $130k implies a 1587% gain — meaningful room to come down on a strong offer.

Recommended offer $105,847 (18.5% 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 79 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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. 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: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $30,160
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1523 4th Ave Ave E	0.34mi	2/1.0 (-1)	912 (-12%)	15mo	$26,500	$29	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-21,858
• Equity at exit: $19,369

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-20,115
• Equity at exit: $11,231

Cash invested: $36,372 (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 56649

• Home prices YoY: -22.7%
• Active inventory: 70
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$113 /mo · $1,360/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $-12

Break-even live

Break-even rent $1,074

Max offer price $127,696

Occupancy floor 96%

Sensitivity live

Price	-10% $61	-5% $24	+0% $-12	+5% $-49	+10% $-86
Rent	-10% $-96	-5% $-54	+0% $-12	+5% $29	+10% $71
Rate	-1.0pp $53	-0.5pp $21	base $-12	+0.5pp $-46	+1.0pp $-80

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   status $129,900 Pending 79 DOM
2. 2026-06-17
   days on market $129,900 Contingent - Other 79 DOM
3. 2026-06-16
   days on market $129,900 Contingent - Other 78 DOM
4. 2026-06-15
   days on market $129,900 Contingent - Other 77 DOM
5. 2026-06-13
   days on market $129,900 Contingent - Other 75 DOM
6. 2026-06-12
   days on market $129,900 Contingent - Other 74 DOM
7. 2026-06-09
   days on market $129,900 Contingent - Other 71 DOM
8. 2026-06-08
   days on market $129,900 Contingent - Other 70 DOM
9. 2026-06-07
   days on market $129,900 Contingent - Other 69 DOM
10. 2026-06-07
    days on market $129,900 Contingent - Other 68 DOM
11. 2026-06-04
    days on market $129,900 Contingent - Other 65 DOM
12. 2026-06-02
    days on market $129,900 Contingent - Other 64 DOM
13. 2026-06-01
    days on market $129,900 Contingent - Other 63 DOM
14. 2026-05-31
    days on market $129,900 Contingent - Other 62 DOM
15. 2026-05-31
    days on market $129,900 Contingent - Other 61 DOM
16. 2026-05-23
    status Pending 430-char remark

    Show marketing remark (430 chars)

    Spacious 3-bedroom, 2 bath home situated on a generous corner lot. This property offers great functionality with a rare 2-stall drive-through garage -perfect for extra storage, hobbies, or easy access for vehicles and equipment. Enjoy the added space both inside and out, with plenty of room for everyday living, entertaining, or future improvements. A solid opportunity for buyers looking for space, convenience, and versatility.

17. 2026-05-14
    status Active 430-char remark

    Show marketing remark (430 chars)

    Spacious 3-bedroom, 2 bath home situated on a generous corner lot. This property offers great functionality with a rare 2-stall drive-through garage -perfect for extra storage, hobbies, or easy access for vehicles and equipment. Enjoy the added space both inside and out, with plenty of room for everyday living, entertaining, or future improvements. A solid opportunity for buyers looking for space, convenience, and versatility.

18. 2026-04-09
    status Pending 430-char remark

    Show marketing remark (430 chars)

    Spacious 3-bedroom, 2 bath home situated on a generous corner lot. This property offers great functionality with a rare 2-stall drive-through garage -perfect for extra storage, hobbies, or easy access for vehicles and equipment. Enjoy the added space both inside and out, with plenty of room for everyday living, entertaining, or future improvements. A solid opportunity for buyers looking for space, convenience, and versatility.

19. 2026-04-09
    historical Contingent - Other

    Show marketing remark (430 chars)

    Spacious 3-bedroom, 2 bath home situated on a generous corner lot. This property offers great functionality with a rare 2-stall drive-through garage -perfect for extra storage, hobbies, or easy access for vehicles and equipment. Enjoy the added space both inside and out, with plenty of room for everyday living, entertaining, or future improvements. A solid opportunity for buyers looking for space, convenience, and versatility.

20. 2026-03-30
    listed $129,900 Active 430-char remark

    Show marketing remark (430 chars)

    Spacious 3-bedroom, 2 bath home situated on a generous corner lot. This property offers great functionality with a rare 2-stall drive-through garage -perfect for extra storage, hobbies, or easy access for vehicles and equipment. Enjoy the added space both inside and out, with plenty of room for everyday living, entertaining, or future improvements. A solid opportunity for buyers looking for space, convenience, and versatility.

21. 2026-03-30
    listed $129,900 Active

    Show marketing remark (430 chars)

    Spacious 3-bedroom, 2 bath home situated on a generous corner lot. This property offers great functionality with a rare 2-stall drive-through garage -perfect for extra storage, hobbies, or easy access for vehicles and equipment. Enjoy the added space both inside and out, with plenty of room for everyday living, entertaining, or future improvements. A solid opportunity for buyers looking for space, convenience, and versatility.

22. 2005-06-01
    soldstatus $7,700
23. 2005-05-01
    soldstatus $7,000
24. 2002-07-01
    soldstatus $6,000
25. 2000-08-01
    soldstatus $8,500

ⓘ 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: $1,360 · $113/mo
• Projected year-2 tax: $1,407 · $117/mo
• Expected delta: +$47/yr (+$4/mo · 3.5%)

ⓘ 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 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: $12,702
• − Mortgage interest: −$7,276
• − Property taxes: −$1,360
• − Insurance: −$650
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$3,779
• Taxable loss: −$2,395
• Est. tax savings @ 24.0%: +$575
• After-tax cash flow: $425/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: International Falls School District
• NCES district ID: 2715000
• Math proficiency: 40% ▼ -14.00%
• Reading proficiency: 45% ▼ -18.00%
• Median HH income: $42,926
• Composite: 35.88/100
• National rank: #4813
• State rank: #211 of 301 in MN

Livability — International Falls

• Score: 73/100
• State rank: #242
• US rank: #5197

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: International Falls, MN
• Population (ZIP): 8,895

Population outlook (Koochiching County) Hauer SSP2

• Today (2025): 11,977 people
• By 2030: 11,406 · -4.8%
• By 2040: 10,045 · -16.1%
• By 2050: 8,746 · -27.0%
• By 2075: 6,363 · -46.9%
• By 2100: 4,275 · -64.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Native American 2% Hispanic / Latino 2%
• Common ancestry: Portuguese 20% Lithuanian 5% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Koochiching

• 2024 margin: Strong R (+25.7) · D 36.4% · R 62.0% · Other 1.6%
• 2008→2024 swing: -35.8pp toward R · 2008: 10.1pp · 2024: -25.7pp
• All cycles: 2024: R+25.7 2020: R+21.3 2016: R+20.0 2012: D+9.5 2008: D+10.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.62%
• Current HPI: 176.118
• 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

+1428.2% since first listed

10 events — show timeline

• 2026-05-23 Pending — RAOR
• 2026-05-14 Relisted — RAOR
• 2026-04-09 Pending — RAOR
• 2026-04-09 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-30 Listed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-30 Listed $129,900 RAOR
• 2005-06-01 Sold (Public Records) $7,700 Public Records
• 2005-05-01 Sold (Public Records) $7,000 Public Records
• 2002-07-01 Sold (Public Records) $6,000 Public Records
• 2000-08-01 Sold (Public Records) $8,500 Public Records

Property tax history

+5.8%/yr

Latest (2026): $1,360 · +46.6% YoY. Source: county tax records.