3207 County Rd

International Falls, MN · View the listing ↗

Overpriced

31 photos

Photos courtesy of Move It Real Estate Group/Lakehomes.Com, via Realtor.com.

Asking price: $329,000
Monthly cash flow: −$535
Estimated rent: $2,400/mo
Break-even price: $228,389

Adjust the numbers See the full breakdown

From the listing

Live and let live! Duplex 2 minutes away from Rainy Lake for sale. The owner is retired and is moving south. A long term renter occupies one side. This duplex has been maintained properly and each unit has a full basement with washers/dryers. There is a shared 2 stall garage. Located about 5 miles east of International Falls about 6 blocks southeast of Birch Point on Hwy 11. Across County Road 93 from the Rainy Lake One Stop (Snak Shak). This convenience/ liquor store has everything you need including gas and bait! One of the rental units comes partially furnished. If you wish to keep a boat in the water all summer there is a marina with seasonal rental slips and winter boat storage about 8 blocks away. For kids there is a free trout pond across the street behind the store. The snowmobile trail also goes right on by! You and your guests will have limitless access to a variety of outdoor sports in addition to having Voyageurs National Park 10 minutes away from your backyard!

Listing courtesy of Move It Real Estate Group/Lakehomes.Com (Woody Woods). Description from Realtor.com, MLS #7067486. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

The numbers

Edit rents, costs and assumptions

Default: 20% down (no PMI), offer at asking, self-managed, 7.00% for 30 years, buyer pays closing costs (3%).

The deal

Price: $329,000
Cash to close: $75,670
Price per unit: $164,500
GRM: 11.4

Each month

Cash flow: −$535/mo
Cash-on-cash: −8.5%
Cap rate: 4.4%
DSCR: 0.69×

Break-even

Price that breaks even: $228,389
Rent that breaks even: $3,087/mo

Long run

Year 30: property vs stocks: $865K vs $845K
Cash flow turns positive: year 15

Monthly

Monthly breakdown

Rent	$2,400
Vacancy (6%)	−$144
Collected	$2,256
Property tax Listing	−$204
Insurance Estimate	−$222
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$192
Capital reserve (8% of rent)	−$192
Net operating income	$1,216
Mortgage (principal + interest)	−$1,751
Cash flow	−$535
Principal paid down (equity, not cash)	$223

Cash flow each year

Rents +3%/yr, costs +3.5%/yr. Red bars are months you'd cover out of pocket.

30 years

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$798,569
Minus 6% selling cost	−$47,914
Minus loan still owedTenants' rent paid down all $296,100 of principal by year 30	$0
Plus rental profits, invested at 7%$45,458 of profit by year 30, before investment growth	$57,503
What you'd walk away with	$808,158
If you put the same money in stocks
Cash to close ($42,770) invested at 7%	$325,576
Monthly shortfalls ($101,424 total by yr 30) investedThe money you'd have put into the building while it lost money	$517,383
What you'd walk away with	$842,959
Building minus stocks	−$34,801

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$798,569
Minus 6% selling cost	−$47,914
Minus loan still owedTenants' rent paid down all $296,100 of principal by year 30	$0
Plus rental profits, invested at 7%$4,929 of profit by year 30, before investment growth	$5,233
What you'd walk away with	$755,888
If you put the same money in stocks
Cash to close ($42,770) invested at 7%	$325,576
Monthly shortfalls ($176,812 total by yr 30) investedThe money you'd have put into the building while it lost money	$780,941
What you'd walk away with	$1,106,517
Building minus stocks	−$350,629

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$774,297
Minus 6% selling cost	−$46,458
Minus loan still owedTenants' rent paid down all $287,100 of principal by year 30	$0
Plus rental profits, invested at 7%$54,124 of profit by year 30, before investment growth	$70,460
What you'd walk away with	$798,299
If you put the same money in stocks
Cash to close ($41,470) invested at 7%	$315,680
Monthly shortfalls ($88,265 total by yr 30) investedThe money you'd have put into the building while it lost money	$460,727
What you'd walk away with	$776,408
Building minus stocks	$21,891

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$774,297
Minus 6% selling cost	−$46,458
Minus loan still owedTenants' rent paid down all $287,100 of principal by year 30	$0
Plus rental profits, invested at 7%$8,200 of profit by year 30, before investment growth	$8,943
What you'd walk away with	$736,782
If you put the same money in stocks
Cash to close ($41,470) invested at 7%	$315,680
Monthly shortfalls ($158,257 total by yr 30) investedThe money you'd have put into the building while it lost money	$715,039
What you'd walk away with	$1,030,719
Building minus stocks	−$293,937

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$798,569
Minus 6% selling cost	−$47,914
Minus loan still owedTenants' rent paid down all $263,200 of principal by year 30	$0
Plus rental profits, invested at 7%$81,310 of profit by year 30, before investment growth	$114,835
What you'd walk away with	$865,490
If you put the same money in stocks
Cash to close ($75,670) invested at 7%	$576,019
Monthly shortfalls ($49,595 total by yr 30) investedThe money you'd have put into the building while it lost money	$269,343
What you'd walk away with	$845,362
Building minus stocks	$20,128

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$798,569
Minus 6% selling cost	−$47,914
Minus loan still owedTenants' rent paid down all $263,200 of principal by year 30	$0
Plus rental profits, invested at 7%$21,183 of profit by year 30, before investment growth	$24,979
What you'd walk away with	$775,634
If you put the same money in stocks
Cash to close ($75,670) invested at 7%	$576,019
Monthly shortfalls ($105,385 total by yr 30) investedThe money you'd have put into the building while it lost money	$495,315
What you'd walk away with	$1,071,335
Building minus stocks	−$295,701

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$774,297
Minus 6% selling cost	−$46,458
Minus loan still owedTenants' rent paid down all $255,200 of principal by year 30	$0
Plus rental profits, invested at 7%$91,825 of profit by year 30, before investment growth	$133,520
What you'd walk away with	$861,359
If you put the same money in stocks
Cash to close ($73,370) invested at 7%	$558,511
Monthly shortfalls ($40,949 total by yr 30) investedThe money you'd have put into the building while it lost money	$227,697
What you'd walk away with	$786,208
Building minus stocks	$75,151

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$774,297
Minus 6% selling cost	−$46,458
Minus loan still owedTenants' rent paid down all $255,200 of principal by year 30	$0
Plus rental profits, invested at 7%$27,056 of profit by year 30, before investment growth	$32,858
What you'd walk away with	$760,697
If you put the same money in stocks
Cash to close ($73,370) invested at 7%	$558,511
Monthly shortfalls ($92,097 total by yr 30) investedThe money you'd have put into the building while it lost money	$442,863
What you'd walk away with	$1,001,374
Building minus stocks	−$240,677

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$798,569
Minus 6% selling cost	−$47,914
Minus loan still owedTenants' rent paid down all $246,750 of principal by year 30	$0
Plus rental profits, invested at 7%$103,719 of profit by year 30, before investment growth	$155,671
What you'd walk away with	$906,326
If you put the same money in stocks
Cash to close ($92,120) invested at 7%	$701,241
Monthly shortfalls ($32,605 total by yr 30) investedThe money you'd have put into the building while it lost money	$186,123
What you'd walk away with	$887,364
Building minus stocks	$18,962

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$798,569
Minus 6% selling cost	−$47,914
Minus loan still owedTenants' rent paid down all $246,750 of principal by year 30	$0
Plus rental profits, invested at 7%$34,077 of profit by year 30, before investment growth	$42,720
What you'd walk away with	$793,375
If you put the same money in stocks
Cash to close ($92,120) invested at 7%	$701,241
Monthly shortfalls ($78,879 total by yr 30) investedThe money you'd have put into the building while it lost money	$389,000
What you'd walk away with	$1,090,241
Building minus stocks	−$296,866

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$774,297
Minus 6% selling cost	−$46,458
Minus loan still owedTenants' rent paid down all $239,250 of principal by year 30	$0
Plus rental profits, invested at 7%$114,992 of profit by year 30, before investment growth	$177,700
What you'd walk away with	$905,538
If you put the same money in stocks
Cash to close ($89,320) invested at 7%	$679,927
Monthly shortfalls ($25,914 total by yr 30) investedThe money you'd have put into the building while it lost money	$151,591
What you'd walk away with	$831,518
Building minus stocks	$74,020

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$774,297
Minus 6% selling cost	−$46,458
Minus loan still owedTenants' rent paid down all $239,250 of principal by year 30	$0
Plus rental profits, invested at 7%$41,027 of profit by year 30, before investment growth	$52,935
What you'd walk away with	$780,774
If you put the same money in stocks
Cash to close ($89,320) invested at 7%	$679,927
Monthly shortfalls ($67,866 total by yr 30) investedThe money you'd have put into the building while it lost money	$342,655
What you'd walk away with	$1,022,581
Building minus stocks	−$241,807

Future dollars. At 3% inflation, divide year-30 figures by about 2.4 for today's buying power. Rental profits are assumed invested, not spent.

30 years: this property vs. the same money in stocks

This propertyStocks at 7%

Year 30 (loan paid off): property $865K, stocks $845K. The property wins.

Comparable rentals

The closest rental listings with each unit's bedroom count, as of 2026-10-04. The estimate is the median asking rent of every rental we found nearby (the count is shown for each); houses are left out. Asking rents from Realtor.com rental listings, not signed leases.

2 bed estimate $1,200/mo · range $975–$1,400 · 465 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
8515 Parkvilla Dr, Mountain Iron	$1,295	2 / 1	928	82.5 mi	—	Apartment
201 N 5th Ave, Virginia	$958	2 / 1	—	83.2 mi	2026-02-01	Apartment
206 S 4th Ave E Unit 104, Virginia	$995	2 / 1	—	83.4 mi	—	Apartment
325 Summit Ave W Apt 202, Blackduck	$1,000	2 / 1	—	83.5 mi	2026-09-28	Apartment
100 Southview Dr, Hibbing	$990	2 / 1	792	83.5 mi	—	Apartment
707 S 5th Ave Apt 3, Virginia	$995	2 / 1	—	83.6 mi	2026-04-08	Apartment
3505 9th Ave W, Hibbing	$748	2 / 1	627	84.7 mi	2024-11-16	Apartment
600 E 40th St, Hibbing	$1,170	2 / 1	860	85.3 mi	2025-04-16	Apartment
110 Anderson Dr # 44, Virginia	$1,065	2 / 1	850	85.5 mi	—	Apartment
300 15th Ave W, Eveleth	$1,047	2 / 1	900	86.7 mi	2025-01-03	Apartment

On the maps, this property and comparable rentals. Comparable rentals and rent estimate: Realtor.com rental listings. Rents are asking rents from listings; check them against the actual leases.

Red flags and opportunities

Watch for

mediumCouldn't match this address to a county parcel record, so taxes and unit count are unverified. Public record: County parcels: no match for 3207 COUNTY RD
mediumAsking is $100,611 above the price where cash flow breaks even ($228,389) at the default scenario. Based on: Derived: price $329,000 vs. break-even $228,389

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 153 days on market, 1 price cuts

Questions for the agent

Can we see the current leases and a rent roll, with move-in dates?
What did water/sewer/trash, heat and electric cost the owner over the last 12 months?
How old are the roof, boiler or furnaces, water heaters and electrical panels?
Is the building licensed as a rental for this many units, and when was the last city inspection?
Any special assessments pending, and will the seller pay them off at closing?

Standard questions worth asking about any building.

What the records say

Where each number comes from

Property tax / yr Listinglisting, tax year 2026. The tax the listing states. If the seller lives there it may be at the lower homestead rate; an investor owner pays the non-homestead rate, often 20–40% more on the owner's unit.	$2,453
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,664
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$170
Heat / mo Assumptionassumption. tenants pay heat; confirm with the agent	$0
Lawn care / mo Assumptionassumption. $120/mo for 6 months, spread over 12; no snow removal	$60
Repairs / capital reserve Rulerule. base rate	8% / 8%

Status history

2026-05-05Price cut at $329,000 (was $349,900) · from listing history
2026-05-05New at $329,000

From the listing Listing

Listed as	duplex other
Property tax, 2026	$2,453
County	Koochiching
Parcel number	1508022010

As the listing states it (NorthstarMLS, via Realtor.com). We don't have county records here yet; check the tax, homestead status and special assessments with the county.

Crime, rental-license and vacant-building records are only available for St. Paul and Minneapolis so far. Check with International Falls on rental licensing before you buy.