44758 150th St SW · East Grand Forks, MN 56721

$160,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 134 Days on market

Built 1958 1.03 ac lot $133/sqft · 47% below area Est $300k · 47% under

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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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.0/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great rehab property as a solid investment opportunity, or make it your own! This property is located just outside of city limits with great potential. 1 acre lot surrounded by farmland on three sides, just a couple of minutes away from all of the city amenities. Sold AS-IS.

Key facts

• City amenities
• 1 acre lot
• 1.03 acre lot

Tags

• 1 ACRE LOT
• SURROUNDED BY FARMLAND
• CITY AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $76 ($906/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 $144k (10.1% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.1% in East Grand Forks — 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 76/100 on livability (#167 in MN, #3,598 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities D, commute F.
• East Grand Forks Public School District (suburban): math 42% / reading 49% proficiency, ranked #168 of 301 in MN (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 57 active listings in the ZIP; solid renter incomes; 42 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Polk County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 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 $82k; list at $160k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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 1958 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 6.86%
• Cash-on-cash: 2.02%
• DSCR: 1.09
• GRM: 9.3

CMA / ARV

• ARV (median comp): $299,999
• List price: $160,000
• Delta: -46.67%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44940 147th St SW	0.41mi	3/2.0	1,288 (+7%)	5mo	$299,999	$233	60
410 20th ST St NW	0.54mi	4/3.0 (+1)	1,196 (-0%)	11mo	$335,000	$280	52
1807 5th Ave NW	0.69mi	4/2.5 (+1)	1,302 (+8%)	2mo	$299,900	$230	41
511 21st St NW	0.61mi	4/3.0 (+1)	1,336 (+11%)	5mo	$359,000	$269	36
17 Garden Cir NW	0.65mi	4/2.0 (+1)	1,035 (-14%)	9mo	$259,900	$251	30
35 Garden Ct NW	0.66mi	4/2.0 (+1)	1,021 (-15%)	14mo	$239,900	$235	24

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-21,122
• Equity at exit: $23,857

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-12,222
• Equity at exit: $13,834

Cash invested: $44,800 (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 56721

• Active inventory: 57
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,438 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$155 /mo · $1,860/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $76

Break-even live

Break-even rent $1,343

Max offer price $160,000

Occupancy floor 90%

Sensitivity live

Price	-10% $166	-5% $121	+0% $76	+5% $30	+10% $-15
Rent	-10% $-38	-5% $19	+0% $76	+5% $132	+10% $189
Rate	-1.0pp $156	-0.5pp $116	base $76	+0.5pp $34	+1.0pp $-8

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-19
   status Pending 275-char remark

   Show marketing remark (275 chars)

   Great rehab property as a solid investment opportunity, or make it your own! This property is located just outside of city limits with great potential. 1 acre lot surrounded by farmland on three sides, just a couple of minutes away from all of the city amenities. Sold AS-IS.

2. 2026-02-02
   status Active 275-char remark

   Show marketing remark (275 chars)

   Great rehab property as a solid investment opportunity, or make it your own! This property is located just outside of city limits with great potential. 1 acre lot surrounded by farmland on three sides, just a couple of minutes away from all of the city amenities. Sold AS-IS.

3. 2026-01-14
   status Pending 275-char remark

   Show marketing remark (275 chars)

   Great rehab property as a solid investment opportunity, or make it your own! This property is located just outside of city limits with great potential. 1 acre lot surrounded by farmland on three sides, just a couple of minutes away from all of the city amenities. Sold AS-IS.

4. 2025-12-17
   listed $160,000 Active 275-char remark

   Show marketing remark (275 chars)

   Great rehab property as a solid investment opportunity, or make it your own! This property is located just outside of city limits with great potential. 1 acre lot surrounded by farmland on three sides, just a couple of minutes away from all of the city amenities. Sold AS-IS.

5. 2003-03-27
   soldstatus $82,000

ⓘ 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: $1,860 · $155/mo
• Projected year-2 tax: $1,860 · $155/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 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,260
• − Mortgage interest: −$8,962
• − Property taxes: −$1,860
• − Insurance: −$800
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$4,655
• Taxable loss: −$1,779
• Est. tax savings @ 24.0%: +$427
• After-tax cash flow: $1,333/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: East Grand Forks Public School District
• NCES district ID: 2711130
• Math proficiency: 42% ▼ -10.00%
• Reading proficiency: 49% ▼ -5.00%
• Median HH income: $55,956
• Composite: 39.6/100
• National rank: #3924
• State rank: #168 of 301 in MN

Livability — East Grand Forks

• Score: 76/100
• State rank: #167
• US rank: #3598

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 10,679 people
• City population: 10,679
• Metro: Grand Forks, ND-MN
• Population (ZIP): 10,679
• Household income: $82,525
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 276.0

Population outlook (Polk County) Hauer SSP2

• Today (2025): 31,123 people
• By 2030: 30,720 · -1.3%
• By 2040: 29,806 · -4.2%
• By 2050: 29,022 · -6.8%
• By 2075: 27,972 · -10.1%
• By 2100: 26,953 · -13.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 7% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 31% Lithuanian 4% Romanian 4%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+33.8) · D 32.3% · R 66.0% · Other 1.7%
• 2008→2024 swing: -38.3pp toward R · 2008: 4.6pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+28.4 2016: R+29.0 2012: R+5.8 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -120.89%
• Current HPI: 176.3062
• Rent YoY: —
• Metro: Grand Forks, ND-MN
• 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

+95.1% since first listed

5 events — show timeline

• 2026-05-19 Pending — GFAAR
• 2026-02-02 Relisted — GFAAR
• 2026-01-14 Pending — GFAAR
• 2025-12-17 Listed $160,000 GFAAR
• 2003-03-27 Sold (Public Records) $82,000 Public Records

Property tax history

+2.0%/yr

Latest (2026): $1,860 · +4.5% YoY. Source: county tax records.