4501 Birchmont Dr NE · Bemidji, MN 56601

$209,000

1 bd · 1.0 ba · 2,392 sqft · Other public records · 70 Days on market

Built 1939 1.07 ac lot $87/sqft · 89% below area

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.1/30.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just 2 miles from Bemidji State University, this duplex offers a 2 bed/1 bath unit, a 1 bed/1 bath unit and a current rental license, making it an investment opportunity or flexible owner-occupant option. Recent updates include new furnace and A/C, refinished hardwood floors, new flooring, breakfast bar, new appliances, new bedroom windows, working fireplace, resurfaced deck and railings, etc. The driveway features frontage on both Birchmont Dr and Bemidji Ave, providing easy access to the property.

Key facts

• New furnace
• New flooring
• New a/c

Tags

• CURRENT RENTAL LICENSE
• NEW FURNACE
• NEW A/C
• REFINISHED HARDWOOD FLOORS
• NEW FLOORING
• BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $209k.

Deal economics

• At list price, monthly cash flow is $-388 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (32.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (37.6% below list).
• Recommended offer: $130k (37.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#252 in MN) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: crime F, commute F, employment F.
• Bemidji Public School District (rural): math 42% / reading 50% proficiency, ranked #173 of 301 in MN (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.0%/yr); 345 active listings in the ZIP; 165 units permitted in Beltrami County in 2024 (81 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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 $35k; list at $209k implies a 491% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,467 (37.6% 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 70 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.62% ✗
• Cap rate: 4.07%
• Cash-on-cash: -7.95%
• DSCR: 0.65
• GRM: 13.3

CMA / ARV

• ARV (median comp): $1,664,258
• List price: $209,000
• Delta: -87.44%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.02% rent growth · sell at horizon

5-year hold

• IRR: -29.2%
• Equity multiple: 0.02×
• Total profit: $-57,196
• Equity at exit: $31,163

10-year hold

• IRR: -25.7%
• Equity multiple: -0.30×
• Total profit: $-75,910
• Equity at exit: $18,071

Cash invested: $58,520 (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 56601

• Home prices YoY: -26.4%
• Rents YoY: 4.0%
• Active inventory: 345
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$235 /mo · $2,822/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $-388

Break-even live

Break-even rent $1,795

Max offer price $140,532

Occupancy floor —

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $209,000 Active 70 DOM
2. 2026-06-18
   days on market $209,000 Active 69 DOM
3. 2026-06-17
   days on market $209,000 Active 68 DOM
4. 2026-06-16
   days on market $209,000 Active 67 DOM
5. 2026-06-15
   days on market $209,000 Active 66 DOM
6. 2026-06-14
   days on market $209,000 Active 64 DOM
7. 2026-06-12
   days on market $209,000 Active 63 DOM
8. 2026-06-09
   days on market $209,000 Active 60 DOM
9. 2026-06-08
   days on market $209,000 Active 59 DOM
10. 2026-06-07
    days on market $209,000 Active 58 DOM
11. 2026-06-05
    pricedays on market $209,000 Active 55 DOM
12. 2026-06-02
    days on market $219,900 Active 53 DOM
13. 2026-06-01
    days on market $219,900 Active 52 DOM
14. 2026-05-31
    days on market $219,900 Active 51 DOM
15. 2026-05-30
    days on market $219,900 Active 50 DOM
16. 2026-05-04
    status Active 507-char remark

    Show marketing remark (507 chars)

    Just 2 miles from Bemidji State University, this duplex offers a 2 bed/1 bath unit, a 1 bed/1 bath unit and a current rental license, making it an investment opportunity or flexible owner-occupant option. Recent updates include new furnace and A/C, refinished hardwood floors, new flooring, breakfast bar, new appliances, new bedroom windows, working fireplace, resurfaced deck and railings, etc. The driveway features frontage on both Birchmont Dr and Bemidji Ave, providing easy access to the property.

17. 2026-04-27
    historical Contingent - Inspection 507-char remark

    Show marketing remark (507 chars)

    Just 2 miles from Bemidji State University, this duplex offers a 2 bed/1 bath unit, a 1 bed/1 bath unit and a current rental license, making it an investment opportunity or flexible owner-occupant option. Recent updates include new furnace and A/C, refinished hardwood floors, new flooring, breakfast bar, new appliances, new bedroom windows, working fireplace, resurfaced deck and railings, etc. The driveway features frontage on both Birchmont Dr and Bemidji Ave, providing easy access to the property.

18. 2026-04-08
    listed $219,900 Active 507-char remark

    Show marketing remark (507 chars)

    Just 2 miles from Bemidji State University, this duplex offers a 2 bed/1 bath unit, a 1 bed/1 bath unit and a current rental license, making it an investment opportunity or flexible owner-occupant option. Recent updates include new furnace and A/C, refinished hardwood floors, new flooring, breakfast bar, new appliances, new bedroom windows, working fireplace, resurfaced deck and railings, etc. The driveway features frontage on both Birchmont Dr and Bemidji Ave, providing easy access to the property.

19. 2023-10-07
    historical
20. 2023-09-23
    listed $199,900 Active
21. 2020-02-10
    soldstatus $35,367

ⓘ 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: $2,822 · $235/mo
• Projected year-2 tax: $2,822 · $235/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 5/10 Major
• 🌡 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: $15,656
• − Mortgage interest: −$11,707
• − Property taxes: −$2,822
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$6,080
• Taxable loss: −$8,503
• Est. tax savings @ 24.0%: +$2,041
• After-tax cash flow: $-2,610/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: Bemidji Public School District
• NCES district ID: 2704440
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $47,735
• Composite: 39.22/100
• National rank: #4013
• State rank: #173 of 301 in MN

Livability — Bemidji

• Score: 73/100
• State rank: #252
• US rank: #5416

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bemidji, MN
• County: Beltrami County · 34,784 people
• City population: 34,784
• Metro: Bemidji, MN
• Population (ZIP): 34,784
• Household income: $72,262
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 940.0

Population outlook (Beltrami County) Hauer SSP2

• Today (2025): 46,437 people
• By 2030: 46,736 · +0.6%
• By 2040: 46,804 · +0.8%
• By 2050: 46,299 · -0.3%
• By 2075: 44,037 · -5.2%
• By 2100: 38,567 · -16.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Native American 8% Two or more races 7% Hispanic / Latino 3% Black 1%
• Common ancestry: Portuguese 19% Lithuanian 3% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Beltrami

• 2024 margin: Lean R (+5.7) · D 46.3% · R 52.0% · Other 1.7%
• 2008→2024 swing: -15.8pp toward R · 2008: 10.2pp · 2024: -5.7pp
• All cycles: 2024: R+5.7 2020: R+3.1 2016: R+9.8 2012: D+9.9 2008: D+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.95%
• Current HPI: 261.5734
• Rent YoY: ▲ 4.02%
• Metro: Bemidji, 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

+521.8% since first listed

6 events — show timeline

• 2026-05-04 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-27 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-08 Listed $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-10-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2023-09-23 Listed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-02-10 Sold (Public Records) $35,367 Public Records

Property tax history

+10.6%/yr

Latest (2025): $2,822 · +21.5% YoY. Source: county tax records.