201 Schilling Rd SE · Bagley, MN 56621

$100,000

3 bd · 1.0 ba · 846 sqft · SingleFamily public records · 19 Days on market

Built 1965 8,712 sqft lot

---

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 +20.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Cozy 3-bedroom, 1-bath home conveniently located just south of Bagley on Schilling Road. This well-maintained property has served as a successful rental investment for years, offering excellent income potential for investors while also making a wonderful primary residence. The home features two bedrooms upstairs and one bedroom on the main level. The main floor includes a full bathroom and laundry area for added convenience, along with additional flexible living space ready for your imagination—perfect for a home office, playroom, hobby room, or extra family room. Enjoy the best of both worlds with the convenience of in-town living and the peaceful feel of the countryside. Situated on

Key facts

• Quiet setting
• 8,712 sq ft lot
• Built 1965

Tags

• SUCCESSFUL RENTAL INVESTMENT
• EXCELLENT INCOME POTENTIAL
• FLEXIBLE LIVING SPACE
• QUIET SETTING
• CLOSE TO LOCAL AMENITIES

Property features AI

Exterior

• Parking: Asphalt driveway/parking
• Utilities: City water (connected); City sewer (connected); Natural gas fuel; 100 amp electrical service
• Home design: Residential property; Two levels; Main entry on main level
• Construction: Frame construction; Metal roof; Poured concrete foundation (foundation dimensions approx. 24 x 26.5)
• Exterior features: Wood exterior; Irregular lot; City street with paved frontage; Publicly maintained road

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Three bedrooms total — two on the upper level and the primary bedroom on the main level
• Bathrooms: One full bathroom on the main floor
• Heating & cooling: Baseboard heating; Forced air heating; No central air
• Interior features: Ceiling fan(s); Main floor primary bedroom; Main floor laundry
• Laundry & utility: Washer and dryer (appliances included); Washer/dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $138 ($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 $96k (4.4% below list).
• Recommended offer: $96k (4.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#161 in MN, #3,451 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, employment D, amenities F.
• Bagley Public School District (rural): math 22% / reading 34% proficiency, ranked #268 of 301 in MN (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 18 active listings in the ZIP.

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Clearwater County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $95,592 (4.4% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.92%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.6%
• Equity multiple: 3.26×
• Total profit: $63,227
• Equity at exit: $90,088

10-year hold

• IRR: 24.8%
• Equity multiple: 7.40×
• Total profit: $179,215
• Equity at exit: $194,278

Cash invested: $28,000 (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 56621

• Home prices YoY: 17.6%
• Active inventory: 18
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $956 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$51 /mo · $612/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $138

Break-even live

Break-even rent $781

Max offer price $100,000

Occupancy floor 81%

Sensitivity live

Price	-10% $195	-5% $166	+0% $138	+5% $110	+10% $81
Rent	-10% $63	-5% $100	+0% $138	+5% $176	+10% $214
Rate	-1.0pp $188	-0.5pp $164	base $138	+0.5pp $112	+1.0pp $86

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $100,000 Active 19 DOM
2. 2026-06-18
   days on market $100,000 Active 17 DOM
3. 2026-06-17
   days on market $100,000 Active 16 DOM
4. 2026-06-16
   days on market $100,000 Active 15 DOM
5. 2026-06-15
   days on market $100,000 Active 14 DOM
6. 2026-06-13
   days on market $100,000 Active 12 DOM
7. 2026-06-12
   days on market $100,000 Active 11 DOM
8. 2026-06-09
   days on market $100,000 Active 8 DOM
9. 2026-06-08
   days on market $100,000 Active 7 DOM
10. 2026-06-07
    days on market $100,000 Active 6 DOM
11. 2026-06-05
    days on market $100,000 Active 4 DOM
12. 2026-06-04
    days on market $100,000 Active 2 DOM
13. 2026-06-01
    remarks 693-char remark
14. 2026-06-01
    listed $100,000 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: $612 · $51/mo
• Projected year-2 tax: $866 · $72/mo
• Expected delta: +$254/yr (+$21/mo · 41.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major 52% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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: $11,471
• − Mortgage interest: −$5,602
• − Property taxes: −$612
• − Insurance: −$500
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$2,909
• Taxable income: $13
• Est. tax owed @ 24.0%: −$3
• After-tax cash flow: $1,654/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: Bagley Public School District
• NCES district ID: 2703570
• Math proficiency: 22% ▼ -24.00%
• Reading proficiency: 34% ▼ -16.00%
• Median HH income: $41,356
• Composite: 23.67/100
• National rank: #7839
• State rank: #268 of 301 in MN

Livability — Bagley

• Score: 76/100
• State rank: #161
• US rank: #3451

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bagley, MN
• Population (ZIP): 4,355

Population outlook (Clearwater County) Hauer SSP2

• Today (2025): 8,707 people
• By 2030: 8,652 · -0.6%
• By 2040: 8,515 · -2.2%
• By 2050: 8,229 · -5.5%
• By 2075: 7,407 · -14.9%
• By 2100: 6,045 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Native American 11% Two or more races 8% Hispanic / Latino 1% Asian 1%
• Common ancestry: Portuguese 34% Lithuanian 4% Scottish 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Clearwater

• 2024 margin: Solid R (+50.1) · D 24.3% · R 74.4% · Other 1.3%
• 2008→2024 swing: -40.4pp toward R · 2008: -9.7pp · 2024: -50.1pp
• All cycles: 2024: R+50.1 2020: R+44.9 2016: R+43.2 2012: R+14.5 2008: R+9.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 37.56%
• Current HPI: 250.4489
• 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

1 event — show timeline

• 2026-06-01 Listed $100,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

-1.9%/yr

Latest (2025): $612 · -1.6% YoY. Source: county tax records.