60242 N Division Ave · Bigfork, MN 56628

$59,900

2 bd · 1.0 ba · 672 sqft · Manufactured · 41 Days on market

Built 1967 Poor condition 8.89 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Property is just out of Bigfork on 8.9 Acres adjoining public land. There is no septic system or well on this property. Front half of the property is open with maple, flowering crab and ash trees planted. Back half of property is wooded. This is not a move in ready trailer.

Key facts

• Open land
• Country living
• Peaceful setting

Tags

• SPACIOUS RURAL LOT
• PEACEFUL SETTING
• OPEN LAND
• MATURE TREES
• COUNTRY LIVING

Property features AI

Finance

• Other: Lot of about 8.89 acres (dimensions approximately 444 x 880)

Exterior

• Parking: Gravel parking
• Utilities: Propane fuel; Holding tank sewer; No municipal water source
• Home design: Residential property; Manufactured home; One story; Entry level living on a single level; Facing direction not specified
• Construction: Flat roof; Pillar/post/pier foundation; Built area approximately 672 above-grade
• Exterior features: Metal exterior

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heat; No central air
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($919 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#324 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, crime D, employment D.
• Grand Rapids Public School District (town): math 46% / reading 55% proficiency, ranked #119 of 301 in MN (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 24 active listings in the ZIP; 121 units permitted in Itasca County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($414 loan paydown + $1k appreciation (2.0% local appreciation)).
• Itasca County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $30k; list at $60k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.53% ✓
• Cap rate: 12.55%
• Cash-on-cash: 22.33%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.6%
• Equity multiple: 2.43×
• Total profit: $24,013
• Equity at exit: $23,639

10-year hold

• IRR: 28.2%
• Equity multiple: 4.68×
• Total profit: $61,666
• Equity at exit: $34,051

Cash invested: $16,772 (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 56628

• Home prices YoY: 1.2%
• Active inventory: 24
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $919 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $312

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 61%

Sensitivity live

Price	-10% $354	-5% $333	+0% $312	+5% $291	+10% $271
Rent	-10% $240	-5% $276	+0% $312	+5% $348	+10% $385
Rate	-1.0pp $342	-0.5pp $327	base $312	+0.5pp $297	+1.0pp $281

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-10
   status $59,900 Pending 41 DOM
2. 2026-06-09
   days on market $59,900 Active 41 DOM
3. 2026-06-08
   days on market $59,900 Active 40 DOM
4. 2026-06-07
   days on market $59,900 Active 39 DOM
5. 2026-06-03
   days on market $59,900 Active 35 DOM
6. 2026-06-02
   days on market $59,900 Active 34 DOM
7. 2026-06-01
   days on market $59,900 Active 33 DOM
8. 2026-05-31
   days on market $59,900 Active 32 DOM
9. 2026-05-30
   days on market $59,900 Active 31 DOM
10. 2026-04-29
    listed $59,900 Active 359-char remark
11. 2021-04-30
    soldstatus $29,900 Sold 276-char remark

    Show marketing remark (276 chars)

    Property is just out of Bigfork on 8.9 Acres adjoining public land. There is no septic system or well on this property. Front half of the property is open with maple, flowering crab and ash trees planted. Back half of property is wooded. This is not a move in ready trailer.

12. 2021-03-15
    status Pending 276-char remark

    Show marketing remark (276 chars)

    Property is just out of Bigfork on 8.9 Acres adjoining public land. There is no septic system or well on this property. Front half of the property is open with maple, flowering crab and ash trees planted. Back half of property is wooded. This is not a move in ready trailer.

13. 2021-01-04
    listed $29,900 Active 276-char remark

    Show marketing remark (276 chars)

    Property is just out of Bigfork on 8.9 Acres adjoining public land. There is no septic system or well on this property. Front half of the property is open with maple, flowering crab and ash trees planted. Back half of property is wooded. This is not a move in ready trailer.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥92°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,029
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$882
• − Management: −$882
• − Depreciation: −$1,743
• Taxable income: $2,969
• Est. tax owed @ 24.0%: −$712
• After-tax cash flow: $3,033/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This mobile home requires extensive repairs and renovations to improve its condition and increase its resale and rental value.

Repairs flagged

• Major kitchen cabinets — severely outdated and in poor condition
• Major bathroom cabinets — severely outdated and in poor condition
• Major exterior siding — rusty and damaged
• Major roof shingles — visible damage
• Major HVAC system — outdated and possibly non-functional
• Major windows — damaged or missing

Value-add opportunities

• Resale kitchen renovation — modernizing the kitchen will attract more buyers
• Resale bathroom renovation — modernizing the bathroom will attract more buyers
• Resale exterior siding repair — repairing the siding will improve the home's curb appeal
• Resale roof repair — repairing the roof will improve the home's overall condition
• Both HVAC system replacement — replacing the HVAC system will improve comfort and energy efficiency
• Resale window replacement — replacing the windows will improve the home's curb appeal and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely outdated and in poor condition	Major	$15,000–50,000
bathroom cabinets · severely outdated and in poor condition	Major	$15,000–50,000
exterior siding · rusty and damaged	Major	$15,000–50,000
roof shingles · visible damage	Major	$15,000–50,000
HVAC system · outdated and possibly non-functional	Major	$15,000–50,000
windows · damaged or missing	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale kitchen renovation — modernizing the kitchen will attract more buyers ↑
• Resale bathroom renovation — modernizing the bathroom will attract more buyers ↑
• Resale exterior siding repair — repairing the siding will improve the home's curb appeal ↑
• Resale roof repair — repairing the roof will improve the home's overall condition ↑
• Both HVAC system replacement — replacing the HVAC system will improve comfort and energy efficiency ↑
• Resale window replacement — replacing the windows will improve the home's curb appeal and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Grand Rapids Public School District
• NCES district ID: 2713170
• Math proficiency: 46% ▼ -7.00%
• Reading proficiency: 55% ▼ -6.00%
• Median HH income: $49,762
• Composite: 43.14/100
• National rank: #3077
• State rank: #119 of 301 in MN

Livability — Bigfork

• Score: 71/100
• State rank: #324
• US rank: #7305

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bigfork, MN
• Population (ZIP): 1,649

Population outlook (Itasca County) Hauer SSP2

• Today (2025): 45,885 people
• By 2030: 45,890 · +0.0%
• By 2040: 45,171 · -1.6%
• By 2050: 43,946 · -4.2%
• By 2075: 40,950 · -10.8%
• By 2100: 34,909 · -23.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Native American 2% Hispanic / Latino 1% Black 1%
• Common ancestry: Portuguese 15% Lithuanian 3% Iranian 3%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Itasca

• 2024 margin: Strong R (+20.2) · D 39.1% · R 59.3% · Other 1.6%
• 2008→2024 swing: -33.1pp toward R · 2008: 12.9pp · 2024: -20.2pp
• All cycles: 2024: R+20.2 2020: R+16.8 2016: R+16.5 2012: D+9.9 2008: D+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.00%
• Current HPI: 170.2233
• 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

+100.3% since first listed

5 events — show timeline

• 2026-06-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-29 Listed $59,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-04-30 Sold (MLS) $29,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-03-15 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-01-04 Listed $29,900 NORTHSTARMLS as Distributed by MLS Grid