106 Selmser Ave · Cloquet, MN 55720

$150,000

3 bd · 1.0 ba · 960 sqft · SingleFamily · 7 Days on market

Built 1925 6,229 sqft lot Est $204k · 27% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• DSCR +4.6/10.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming bungalow full of character and opportunity! This inviting home features a bright enclosed front porch, spacious living and dining areas, and beautiful natural light throughout. The main level offers convenient living with comfortable bedrooms and a functional layout. Enjoy the oversized living space that flows into a dedicated dining area—perfect for everyday living or entertaining. The kitchen offers ample cabinet space and great potential to make it your own. Outside, you’ll find a manageable yard, off-street parking, and an attached single car garage. Conveniently located close to local amenities, parks, and schools. A great opportunity for homeowners or investors alike!

Key facts

• Manageable yard
• Ample cabinet space
• Off-street parking

Tags

• ENCLOSED FRONT PORCH
• OVERSIZED LIVING SPACE
• DEDICATED DINING AREA
• AMPLE CABINET SPACE
• MANAGEABLE YARD
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $45 ($541/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 $135k (9.8% below list).
• Recommended offer: $135k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.1% in Cloquet — 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 68/100 on livability (#413 in MN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, health & safety D, amenities F.
• Cloquet Public School District (town): math 41% / reading 56% proficiency, ranked #140 of 301 in MN (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Washington Elementary (math 47% / reading 52%, grade D, #423 of 857 statewide, top 55%, 500 students, 50% FRL); Cloquet Middle (math 35% / reading 57%, grade D+, #103 of 258 statewide, top 40%, 780 students, 50% FRL); Cloquet Senior (math 42% / reading 57%, grade D, #143 of 471 statewide, top 33%, 800 students, 43% FRL).
• Market conditions: 87 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 126 units permitted in Carlton County in 2024 (22 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 $4k of value loss. Plan a longer hold.
• Carlton County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 21y 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 $110k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,297 (9.8% below list)

Questions for the listing agent

1. Built in 1925 — 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. 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.
4. 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.
5. 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: 6.65%
• Cash-on-cash: 1.29%
• DSCR: 1.06
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $204,480
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
444 4th St	0.18mi	2/1.5 (-1)	941 (-2%)	8mo	$205,000	$218	75
901 Spring Lake Rd	0.27mi	2/1.0 (-1)	976 (+2%)	7mo	$195,000	$200	74
415 14th St	0.59mi	2/1.0 (-1)	960 (0%)	2mo	$227,500	$237	66
415 6th St	0.19mi	2/1.5 (-1)	1,040 (+8%)	11mo	$211,000	$203	61
217 3rd St	0.17mi	2/1.5 (-1)	1,025 (+7%)	17mo	$187,200	$183	60
327 8th St	0.30mi	3/1.0	850 (-12%)	12mo	$192,000	$226	57
517 Carlton Ave W	0.37mi	2/1.5 (-1)	1,061 (+10%)	12mo	$223,000	$210	48
1505 Selmser Ave	0.69mi	2/1.0 (-1)	890 (-7%)	9mo	$190,000	$213	43
—	0.65mi	2/1.0 (-1)	891 (-7%)	17mo	$225,000	$253	38
220 Ave C	0.46mi	2/1.5 (-1)	1,100 (+15%)	20mo	$192,000	$175	31

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-21,424
• Equity at exit: $22,365

10-year hold

• IRR: -5.5%
• Equity multiple: 0.65×
• Total profit: $-14,909
• Equity at exit: $12,969

Cash invested: $42,000 (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 55720

• Active inventory: 87
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,353 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$175 /mo · $2,096/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $45

Break-even live

Break-even rent $1,296

Max offer price $150,000

Occupancy floor 92%

Sensitivity live

Price	-10% $130	-5% $88	+0% $45	+5% $3	+10% $-40
Rent	-10% $-62	-5% $-8	+0% $45	+5% $99	+10% $152
Rate	-1.0pp $121	-0.5pp $83	base $45	+0.5pp $6	+1.0pp $-33

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49 9th St Cloquet, MN	2.0	1.0	800	$1,325	$1.66	45d	1	0.43mi
1741 Sahlman Ave Cloquet, MN	1.0–4.0	1.0–2.0	958	$1,400	$1.46	15d	1	0.86mi

Listing history 23 events

1. 2026-04-08
   status Pending

   Show marketing remark (703 chars)

   Charming bungalow full of character and opportunity! This inviting home features a bright enclosed front porch, spacious living and dining areas, and beautiful natural light throughout. The main level offers convenient living with comfortable bedrooms and a functional layout. Enjoy the oversized living space that flows into a dedicated dining area—perfect for everyday living or entertaining. The kitchen offers ample cabinet space and great potential to make it your own. Outside, you’ll find a manageable yard, off-street parking, and an attached single car garage. Conveniently located close to local amenities, parks, and schools. A great opportunity for homeowners or investors alike!

2. 2026-04-08
   status Pending 703-char remark

   Show marketing remark (703 chars)

   Charming bungalow full of character and opportunity! This inviting home features a bright enclosed front porch, spacious living and dining areas, and beautiful natural light throughout. The main level offers convenient living with comfortable bedrooms and a functional layout. Enjoy the oversized living space that flows into a dedicated dining area—perfect for everyday living or entertaining. The kitchen offers ample cabinet space and great potential to make it your own. Outside, you’ll find a manageable yard, off-street parking, and an attached single car garage. Conveniently located close to local amenities, parks, and schools. A great opportunity for homeowners or investors alike!

3. 2026-04-01
   listed $150,000 Active

   Show marketing remark (703 chars)

   Charming bungalow full of character and opportunity! This inviting home features a bright enclosed front porch, spacious living and dining areas, and beautiful natural light throughout. The main level offers convenient living with comfortable bedrooms and a functional layout. Enjoy the oversized living space that flows into a dedicated dining area—perfect for everyday living or entertaining. The kitchen offers ample cabinet space and great potential to make it your own. Outside, you’ll find a manageable yard, off-street parking, and an attached single car garage. Conveniently located close to local amenities, parks, and schools. A great opportunity for homeowners or investors alike!

4. 2026-04-01
   listed $150,000 Active 703-char remark

   Show marketing remark (703 chars)

   Charming bungalow full of character and opportunity! This inviting home features a bright enclosed front porch, spacious living and dining areas, and beautiful natural light throughout. The main level offers convenient living with comfortable bedrooms and a functional layout. Enjoy the oversized living space that flows into a dedicated dining area—perfect for everyday living or entertaining. The kitchen offers ample cabinet space and great potential to make it your own. Outside, you’ll find a manageable yard, off-street parking, and an attached single car garage. Conveniently located close to local amenities, parks, and schools. A great opportunity for homeowners or investors alike!

5. 2009-12-02
   soldstatus $109,900 135-char remark

   Show marketing remark (135 chars)

   Neat, clean 3 BR home. Basement has high ceilings & is ready to be finished. Extraqs include perennial gardens and central air.

6. 2009-12-01
   soldstatus $109,900
7. 2009-12-01
   soldstatus $109,900
8. 2009-11-12
   historical 135-char remark

   Show marketing remark (135 chars)

   Neat, clean 3 BR home. Basement has high ceilings & is ready to be finished. Extraqs include perennial gardens and central air.

9. 2009-01-07
   listed $109,900

   Show marketing remark (135 chars)

   Neat, clean 3 BR home. Basement has high ceilings & is ready to be finished. Extraqs include perennial gardens and central air.

10. 2009-01-07
    listed $109,900 135-char remark

    Show marketing remark (135 chars)

    Neat, clean 3 BR home. Basement has high ceilings & is ready to be finished. Extraqs include perennial gardens and central air.

11. 2008-10-31
    historical
12. 2008-06-17
    historical
13. 2008-06-13
    listed $110,000
14. 2008-06-13
    listed $110,000
15. 2008-04-22
    listed $115,900
16. 2008-04-21
    listed $115,900
17. 2008-04-18
    historical
18. 2007-01-01
    listed $115,900
19. 2007-01-01
    listed $115,900
20. 2005-09-30
    historical
21. 2005-09-18
    listed $118,900
22. 2004-06-01
    soldstatus $92,000
23. 2004-05-01
    soldstatus $92,000

ⓘ 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: $2,096 · $175/mo
• Projected year-2 tax: $2,096 · $175/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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥94°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,236
• − Mortgage interest: −$8,402
• − Property taxes: −$2,096
• − Insurance: −$750
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$4,364
• Taxable loss: −$1,974
• Est. tax savings @ 24.0%: +$474
• After-tax cash flow: $1,015/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: Cloquet Public School District
• NCES district ID: 2709420
• Math proficiency: 41% ▼ -18.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $49,001
• Composite: 41.39/100
• National rank: #3480
• State rank: #140 of 301 in MN

Livability — Cloquet

• Score: 68/100
• State rank: #413
• US rank: #9680

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cloquet, MN
• City population: 17,480
• Population (ZIP): 17,480

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 (83%)
• Race & ethnicity: White 83% Native American 8% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Portuguese 10% Romanian 7% Scottish 3%
• Foreign-born: 1%
• Languages at home: 96% English-only · German/W. Germanic 1% French/Haitian/Cajun 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: ▼ -196.69%
• Current HPI: 185.3201
• 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

+63.0% since first listed

23 events — show timeline

• 2026-04-08 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-08 Pending — LSAR
• 2026-04-01 Listed $150,000 LSAR
• 2026-04-01 Listed $150,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-12-02 Sold (MLS) $109,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-12-01 Sold (Public Records) $109,900 Public Records
• 2009-12-01 Sold (MLS) $109,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-11-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-01-07 Listed $109,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-01-07 Listed $109,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-10-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-06-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-06-13 Listed $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-06-13 Listed $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-04-22 Listed $115,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-04-21 Listed $115,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-04-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-01-01 Listed $115,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-01-01 Listed $115,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-09-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-09-18 Listed $118,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-06-01 Sold (Public Records) $92,000 Public Records
• 2004-05-01 Sold (Public Records) $92,000 Public Records

Property tax history

+3.2%/yr

Latest (2026): $2,096 · +7.3% YoY. Source: county tax records.