117 Red Lake Ave N · St. Hilaire, MN 56754

$135,000

2 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 36 Days on market

Built 1920 10,497 sqft 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 +17.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Appreciation +5.0/10.0
• 1% rule +4.2/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 4-bedroom, 2-bath home full of character and timeless appeal! Situated on a spacious corner lot, this classic property features beautiful original hardwood floors, rich woodwork, and vintage details throughout. The home offers generous living spaces, abundant natural light, and plenty of room for family, guests, or a home office. Enjoy the warmth and craftsmanship rarely found today, along with the convenience of a great location. A wonderful opportunity to own a home with historic charm and endless potential!

Key facts

• 0.24 acre lot
• Built 1920
• Listed 36 days

Property features AI

Finance

• Other: Property listed as not fractional ownership

Exterior

• Parking: No dedicated parking listed
• Utilities: City water (connected); City sewer (connected); 200+ amp electrical service; Propane fuel
• Home design: Residential property; Two levels; Entry includes foyer; Above-grade finished living area and additional below-grade space
• Construction: Concrete and frame construction; Asphalt roof; Poured concrete foundation (foundation dimensions 26x30); Built with a foundation area noted
• Exterior features: Vinyl exterior; Enclosed porch; Corner lot; Public maintained road access

Interior

• Kitchen: Range; Refrigerator; Dishwasher
• Bedrooms: 4 bedrooms (includes Bedroom 2, Bedroom 3, Bedroom 4) — bedrooms located on upper level or main level as listed
• Bathrooms: One 3/4 bathroom (upper level); One half bathroom (main floor)
• Heating & cooling: Forced air heating; No cooling
• Interior features: Informal dining room; Bonus room; Foyer; Enclosed porch; Full basement with sump pump; Main floor half bath and upper level 3/4 bath; Four bedrooms on one level; Main floor laundry
• Laundry & utility: Washer and Dryer; Main level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/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 $124k (8.2% below list).
• Recommended offer: $124k (8.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Thief River Falls School District (town): math 39% / reading 47% proficiency, ranked #201 of 301 in MN (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 11 units permitted in Pennington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($933 loan paydown + $4k appreciation (3.0% local appreciation)).
• Pennington County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,967 (8.2% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.92% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.09%
• DSCR: 1.14
• GRM: 9.1

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: 10.4%
• Equity multiple: 1.59×
• Total profit: $22,447
• Equity at exit: $60,702

10-year hold

• IRR: 12.7%
• Equity multiple: 2.88×
• Total profit: $71,229
• Equity at exit: $93,549

Cash invested: $37,800 (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 56754

• Active inventory: 2
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$118 /mo · $1,414/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $97

Break-even live

Break-even rent $1,117

Max offer price $135,000

Occupancy floor 87%

Sensitivity live

Price	-10% $174	-5% $136	+0% $97	+5% $59	+10% $21
Rent	-10% $-1	-5% $48	+0% $97	+5% $146	+10% $195
Rate	-1.0pp $165	-0.5pp $132	base $97	+0.5pp $62	+1.0pp $27

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $135,000 Active 36 DOM
2. 2026-06-18
   days on market $135,000 Active 34 DOM
3. 2026-06-17
   days on market $135,000 Active 33 DOM
4. 2026-06-16
   days on market $135,000 Active 32 DOM
5. 2026-06-15
   days on market $135,000 Active 31 DOM
6. 2026-06-13
   days on market $135,000 Active 29 DOM
7. 2026-06-12
   days on market $135,000 Active 28 DOM
8. 2026-06-09
   days on market $135,000 Active 25 DOM
9. 2026-06-08
   days on market $135,000 Active 24 DOM
10. 2026-06-07
    days on market $135,000 Active 23 DOM
11. 2026-06-07
    days on market $135,000 Active 22 DOM
12. 2026-06-04
    days on market $135,000 Active 19 DOM
13. 2026-06-02
    days on market $135,000 Active 18 DOM
14. 2026-06-01
    days on market $135,000 Active 17 DOM
15. 2026-05-31
    days on market $135,000 Active 16 DOM
16. 2026-05-31
    days on market $135,000 Active 15 DOM
17. 2026-05-15
    listed $135,000 Active 524-char remark

ⓘ 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: $1,414 · $118/mo
• Projected year-2 tax: $1,463 · $122/mo
• Expected delta: +$49/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 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥94°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,876
• − Mortgage interest: −$7,562
• − Property taxes: −$1,414
• − Insurance: −$675
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$3,927
• Taxable loss: −$1,082
• Est. tax savings @ 24.0%: +$260
• After-tax cash flow: $1,427/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: Thief River Falls School District
• NCES district ID: 2738850
• Math proficiency: 39% ▼ -19.00%
• Reading proficiency: 47% ▼ -13.00%
• Median HH income: $49,239
• Composite: 36.88/100
• National rank: #4547
• State rank: #201 of 301 in MN

Livability — St. Hilaire

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Hilaire, MN
• Population (ZIP): 495

Population outlook (Pennington County) Hauer SSP2

• Today (2025): 14,800 people
• By 2030: 15,030 · +1.6%
• By 2040: 15,402 · +4.1%
• By 2050: 15,601 · +5.4%
• By 2075: 15,659 · +5.8%
• By 2100: 14,231 · -3.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Portuguese 27% Lithuanian 16% Romanian 3%
• Foreign-born: 4% · Canada, Guatemala
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 2% French/Haitian/Cajun 1%

Political lean MEDSL · Pennington

• 2024 margin: Solid R (+31.5) · D 33.1% · R 64.6% · Other 2.3%
• 2008→2024 swing: -33.6pp toward R · 2008: 2.1pp · 2024: -31.5pp
• All cycles: 2024: R+31.5 2020: R+27.0 2016: R+27.8 2012: R+4.3 2008: D+2.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-05-15 Listed $135,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+6.7%/yr

Latest (2026): $1,414 · -1.7% YoY. Source: county tax records.