211 4th Ave SE · Baudette, MN 56623

$99,900

2 bd · 1.0 ba · 1,056 sqft · SingleFamily · 67 Days on market

Built 1991 0.32 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 +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.5/10.0
• 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

Updated 2 bedroom 1 bath mobile home resting on 2 city lots in Baudette. Updates include: cabinets, flooring, windows, new hot water heater and microwave in 2025, and new shingles in 2023. Large composite deck was built in 2022. Property also offers 1 stall attached 17x28 garage with abundant storage and additional storage shed, both include door openers. Forced air natural gas heat and central air contribute to affordability and comfort. Home and lot have been well maintained and offer significant value at this price point.

Key facts

• Updated cabinets
• Updated windows
• New hot water heater

Tags

• UPDATED CABINETS
• UPDATED FLOORING
• UPDATED WINDOWS
• NEW HOT WATER HEATER
• NEW MICROWAVE
• NEW SHINGLES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $130 ($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 $95k (4.6% below list).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 2.8% in Baudette — 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 (#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.
• 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 $691 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $69k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.56%
• DSCR: 1.25
• GRM: 8.7

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-7,958
• Equity at exit: $14,895

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $3,592
• Equity at exit: $8,638

Cash invested: $27,972 (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: 8.7×

Monthly cashflow live

• Estimated rent: $953 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$58 /mo · $692/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $130

Break-even live

Break-even rent $789

Max offer price $99,900

Occupancy floor 81%

Sensitivity live

Price	-10% $186	-5% $158	+0% $130	+5% $101	+10% $73
Rent	-10% $54	-5% $92	+0% $130	+5% $167	+10% $205
Rate	-1.0pp $180	-0.5pp $155	base $130	+0.5pp $104	+1.0pp $77

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $99,900 Active 67 DOM
2. 2026-06-18
   days on market $99,900 Active 65 DOM
3. 2026-06-17
   days on market $99,900 Active 64 DOM
4. 2026-06-16
   days on market $99,900 Active 63 DOM
5. 2026-06-15
   days on market $99,900 Active 62 DOM
6. 2026-06-13
   days on market $99,900 Active 60 DOM
7. 2026-06-12
   days on market $99,900 Active 59 DOM
8. 2026-06-09
   days on market $99,900 Active 56 DOM
9. 2026-06-08
   days on market $99,900 Active 55 DOM
10. 2026-06-07
    days on market $99,900 Active 54 DOM
11. 2026-06-07
    days on market $99,900 Active 53 DOM
12. 2026-06-04
    pricedays on market $99,900 Active 50 DOM
13. 2026-06-02
    days on market $101,900 Active 49 DOM
14. 2026-06-01
    days on market $101,900 Active 48 DOM
15. 2026-05-31
    days on market $101,900 Active 47 DOM
16. 2026-05-31
    days on market $101,900 Active 46 DOM
17. 2026-04-14
    listed $101,900 Active 530-char remark

    Show marketing remark (530 chars)

    Updated 2 bedroom 1 bath mobile home resting on 2 city lots in Baudette. Updates include: cabinets, flooring, windows, new hot water heater and microwave in 2025, and new shingles in 2023. Large composite deck was built in 2022. Property also offers 1 stall attached 17x28 garage with abundant storage and additional storage shed, both include door openers. Forced air natural gas heat and central air contribute to affordability and comfort. Home and lot have been well maintained and offer significant value at this price point.

18. 2021-08-20
    soldstatus $69,000

ⓘ 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: $692 · $58/mo
• Projected year-2 tax: $905 · $75/mo
• Expected delta: +$213/yr (+$18/mo · 30.8%)

ⓘ 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 3/10 Moderate
• 🌡 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: $11,435
• − Mortgage interest: −$5,596
• − Property taxes: −$692
• − Insurance: −$500
• − Repairs & maintenance: −$915
• − Management: −$915
• − Depreciation: −$2,906
• Taxable loss: −$88
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $1,577/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

+47.7% since first listed

2 events — show timeline

• 2026-04-14 Listed $101,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-20 Sold (Public Records) $69,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $692 · -10.6% YoY. Source: county tax records.