3939 Maple St · Kettle River, MN 55757

$109,000

2 bd · 1.0 ba · 1,263 sqft · Other · 4 Days on market

Built 1920 9,713 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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Appreciation +6.6/10.0
• 1% rule +4.9/10.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Kettle River Home on a Corner Lot — Affordable Living in a Quiet Community! Don't miss this practical home situated on a corner lot in the heart of Kettle River! Whether you're a first-time buyer or looking to simplify, this property delivers comfortable living, great outdoor space, and an unbeatable location at an affordable price. The main floor offers a welcoming layout featuring a spacious living room, a bright and airy front porch perfect for relaxing, an eat-in kitchen, a main floor bedroom, and a full bath complete with a jetted tub. A convenient side entrance with a mudroom and laundry adds everyday practicality right where you need it. Upstairs you'll find a bedroom with handy built-ins, plus a versatile bonus area that has previously served as an additional bedroom — ideal for guests, a home office, or a creative space. Outside, enjoy a beautifully mature yard with two apple trees and plum trees, a large driveway, and a two-car detached garage that is both insulated and heated with a forced air furnace — perfect for year-round use. City water, sewer, and natural gas round out the utilities for added convenience and comfort. Best of all, the Kettle River and the Soo Line North Trail are just down the street, putting outdoor recreation right at your doorstep. Come experience the charm and tranquility of small-town living — this one is worth a look!

Key facts

• Eat-in kitchen
• Outdoor space
• Jetted tub

Tags

• CORNER LOT
• OUTDOOR SPACE
• BRIGHT AND AIRY FRONT PORCH
• EAT-IN KITCHEN
• JETTED TUB
• CONVENIENT SIDE ENTRANCE

Property features AI

Exterior

• Parking: Two-car heated and insulated garage with garage door opener (24 x 24, 576 sq ft); Gravel parking; Electric in parking area
• Utilities: City water connected; City sewer connected; Natural gas; 100 amp electric service (Lake Country Power)
• Home design: Residential property; One and one-half story
• Construction: Frame construction; Asphalt shingle roof (age over 8 years); Concrete perimeter foundation
• Exterior features: Front porch; Wood exterior; Corner lot with medium tree coverage; Paved county road frontage; public road maintenance

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Eat-in layout
• Bedrooms: Two bedrooms (one on the main level, one on the upper level)
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the main level with jetted tub
• Heating & cooling: Forced air heating; No central air
• Interior features: Jetted tub in main floor full bath; Three-season porch; Eat-in kitchen; Main floor primary bedroom; Main floor bedroom; Main floor laundry
• Laundry & utility: Main-level laundry room with washer and electric dryer hookups; Washer hookup; Electric dryer hookup; Tankless water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $109k.

Deal economics

• At list price, monthly cash flow is $148 ($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 $108k (1.1% below list).
• Recommended offer: $108k (1.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#753 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D+, schools D, employment D.
• Moose Lake Public School District (town): math 40% / reading 49% proficiency, ranked #183 of 301 in MN (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 126 units permitted in Carlton County in 2024 (22 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($754 loan paydown + $3k appreciation (3.2% local appreciation)).
• Carlton County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $65k; list at $109k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,809 (1.1% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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: 0.99% ✗
• Cap rate: 7.92%
• Cash-on-cash: 5.82%
• DSCR: 1.26
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.77×
• Total profit: $23,560
• Equity at exit: $50,093

10-year hold

• IRR: 15.2%
• Equity multiple: 3.27×
• Total profit: $69,405
• Equity at exit: $78,050

Cash invested: $30,520 (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 55757

• Home prices YoY: 2.5%
• Active inventory: 25
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,078 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$87 /mo · $1,040/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $148

Break-even live

Break-even rent $891

Max offer price $109,000

Occupancy floor 81%

Sensitivity live

Price	-10% $210	-5% $179	+0% $148	+5% $117	+10% $86
Rent	-10% $63	-5% $105	+0% $148	+5% $191	+10% $233
Rate	-1.0pp $203	-0.5pp $176	base $148	+0.5pp $120	+1.0pp $91

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-01
   status $109,000 Pending 4 DOM
2. 2026-06-01
   days on market $109,000 Active 4 DOM
3. 2026-05-31
   days on market $109,000 Active 3 DOM
4. 2026-05-31
   days on market $109,000 Active 2 DOM
5. 2026-05-28
   listed $109,000 Active

   Show marketing remark (1402 chars)

   Kettle River Home on a Corner Lot — Affordable Living in a Quiet Community! Don't miss this practical home situated on a corner lot in the heart of Kettle River! Whether you're a first-time buyer or looking to simplify, this property delivers comfortable living, great outdoor space, and an unbeatable location at an affordable price. The main floor offers a welcoming layout featuring a spacious living room, a bright and airy front porch perfect for relaxing, an eat-in kitchen, a main floor bedroom, and a full bath complete with a jetted tub. A convenient side entrance with a mudroom and laundry adds everyday practicality right where you need it. Upstairs you'll find a bedroom with handy built-ins, plus a versatile bonus area that has previously served as an additional bedroom — ideal for guests, a home office, or a creative space. Outside, enjoy a beautifully mature yard with two apple trees and plum trees, a large driveway, and a two-car detached garage that is both insulated and heated with a forced air furnace — perfect for year-round use. City water, sewer, and natural gas round out the utilities for added convenience and comfort. Best of all, the Kettle River and the Soo Line North Trail are just down the street, putting outdoor recreation right at your doorstep. Come experience the charm and tranquility of small-town living — this one is worth a look!

6. 2026-05-28
   listed $109,000 Active 1402-char remark

   Show marketing remark (1402 chars)

   Kettle River Home on a Corner Lot — Affordable Living in a Quiet Community! Don't miss this practical home situated on a corner lot in the heart of Kettle River! Whether you're a first-time buyer or looking to simplify, this property delivers comfortable living, great outdoor space, and an unbeatable location at an affordable price. The main floor offers a welcoming layout featuring a spacious living room, a bright and airy front porch perfect for relaxing, an eat-in kitchen, a main floor bedroom, and a full bath complete with a jetted tub. A convenient side entrance with a mudroom and laundry adds everyday practicality right where you need it. Upstairs you'll find a bedroom with handy built-ins, plus a versatile bonus area that has previously served as an additional bedroom — ideal for guests, a home office, or a creative space. Outside, enjoy a beautifully mature yard with two apple trees and plum trees, a large driveway, and a two-car detached garage that is both insulated and heated with a forced air furnace — perfect for year-round use. City water, sewer, and natural gas round out the utilities for added convenience and comfort. Best of all, the Kettle River and the Soo Line North Trail are just down the street, putting outdoor recreation right at your doorstep. Come experience the charm and tranquility of small-town living — this one is worth a look!

7. 2004-12-01
   soldstatus $65,000
8. 2002-12-01
   soldstatus $25,000

ⓘ 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: $1,040 · $87/mo
• Projected year-2 tax: $1,130 · $94/mo
• Expected delta: +$90/yr (+$8/mo · 8.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥94°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,937
• − Mortgage interest: −$6,106
• − Property taxes: −$1,040
• − Insurance: −$545
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$3,171
• Taxable income: $6
• Est. tax owed @ 24.0%: −$1
• After-tax cash flow: $1,775/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: Moose Lake Public School District
• NCES district ID: 2721450
• Math proficiency: 40% ▼ -16.00%
• Reading proficiency: 49% ▼ -5.00%
• Median HH income: $48,589
• Composite: 38.06/100
• National rank: #4285
• State rank: #183 of 301 in MN

Livability — Kettle River

• Score: 60/100
• State rank: #753
• US rank: #18536

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kettle River, MN
• Population (ZIP): 696

Population outlook (Carlton County) Hauer SSP2

• Today (2025): 35,754 people
• By 2030: 35,623 · -0.4%
• By 2040: 34,822 · -2.6%
• By 2050: 33,348 · -6.7%
• By 2075: 29,152 · -18.5%
• By 2100: 21,672 · -39.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Native American 1%
• Common ancestry: Romanian 16% Portuguese 7% Scottish 3%
• Foreign-born: 1%

Political lean MEDSL · Carlton

• 2024 margin: Toss-up / Even · D 47.7% · R 50.3% · Other 2.0%
• 2008→2024 swing: -29.4pp toward R · 2008: 26.8pp · 2024: -2.6pp
• All cycles: 2024: R+2.6 2020: D+1.5 2016: D+1.7 2012: D+26.2 2008: D+26.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.18%
• Current HPI: 128.7904
• 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

+336.0% since first listed

4 events — show timeline

• 2026-05-28 Listed $109,000 LSAR
• 2026-05-28 Listed $109,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-12-01 Sold (Public Records) $65,000 Public Records
• 2002-12-01 Sold (Public Records) $25,000 Public Records

Property tax history

-1.0%/yr

Latest (2026): $1,040 · +7.4% YoY. Source: county tax records.