assignment of contract rights Goldpine Ventures LLC · not a broker listing
509 Pleasant Ave, Crookston MN 56716
1919 triplex · 2BR / 2BR / 1BR · 0% seller carry · $33,000 down · $750/mo · $40,100 total entry
videos/509-pleasant/icloud/
0. Media — iCloud clips + stills + full walkthrough
A. Full walkthrough (long form · muted)
Stream:
open .mp4
· site:
gp-vid-509-pleasant.pages.dev
(password 509pleasant) · ~50 min · 1080p · silent
B. iCloud phone clips (10 · muted · hosted here)
Source: iCloud share above. Audio stripped on each clip. Click open for full-screen.
C. iCloud stills (18)
Original iCloud link (source): https://share.icloud.com/photos/045nTwWnoYNrh-pXU3z5pAkKw
1. Deal numbers
| Purchase price | $235,000 |
|---|---|
| Cash to seller (down) | $33,000 |
| To listing agent | $1,100 |
| Assignment fee | $6,000 |
| Total entry (known) | $40,100 |
| Title / escrow | TBD (invoice) |
| Seller note | $202,000 @ 0% |
| Monthly to seller | $750 × 72 mo |
| Note structure | Flat · balance does not amortize |
| Balloon | Month 72 · ~$148,000 due |
| T&I in the $750? | No |
| Senior lien (wrap) | Unity Bank · est. $79k–$92k · ~$732/mo |
Entry = $33,000 + $1,100 + $6,000 = $40,100. Senior balance/payment are estimates until payoff letter. Senior is wrapped — seller services it from the payment you make.
2. Income — collections vs marketing
| Marketing | Seller accounts | |
|---|---|---|
| Gross / contract rent (annualized) | $34,800 | — |
| 2024 rent collected | — | $19,499 |
| 2025 rent collected | — | $23,100 |
| Contract roll (recent) | $2,900 / mo | see rent roll |
Underwrite collections, not the marketed roll. Source: seller P&L 2024 / 2025 (PDFs below).
Rent roll (Jan–Jun 2026 record)
| Unit / tenant (as labeled) | Contract rent | Notes |
|---|---|---|
| Apt 1 — Austin Fenno | $750 | MTM · terminated 05/26 · vacant Mar–May · no deposit listed |
| Apt 2 — Arnulfo Perez | $1,000 | Re-papered 06/26–05/28 (existing tenant) |
| — April Gomez | $1,050 | New 06/26–05/28 · likely filled Apt 1 slot |
| Apt 3 — Cassandra Ingersoll | $850 | 02/26–01/27 · two short-pays in period |
| Contract total (if fully leased at those rents) | $2,900 / mo | Deposits on roll ≈ $2,900 total |
3. Seller P&L — actual lines (verified to the cent)
| Line | 2024 | 2025 |
|---|---|---|
| Rent collected | $19,498.50 | $23,100.00 |
| Property tax | $3,442.00 | $3,840.00 |
| Insurance | $1,980.00 | $2,219.00 |
| Heat | $2,011.01 | $2,852.42 |
| Electric | $1,824.99 | $1,544.64 |
| Water | $1,073.43 | $1,180.47 |
| Internet (landlord-paid) | — | $956.61 |
| Maintenance / improvements | $18,838.68 | $17,934.40 |
| OpEx ex-debt computed | $29,170.11 | $30,527.54 |
| NOI rent − OpEx | −$9,672 | −$7,428 |
| Debt service (principal + interest on existing loan) | $9,339 | $8,788 |
| Stated P/L on seller sheet | −$19,011 | −$16,216 |
| Management expense | $0 | $0 — owner managed |
4. Utility breakdown (owner-paid, from P&L)
| 2024 | 2025 | 2025 / mo | |
|---|---|---|---|
| Heat | $2,011 | $2,852 | $238 |
| Electric | $1,825 | $1,545 | $129 |
| Water | $1,073 | $1,180 | $98 |
| Internet | — | $957 | $80 |
| Total utilities | $4,909 | $6,534 | $545 |
Single “Heat” line (not three) suggests central plant — confirm meters on walkthrough. Internet can be cancelled immediately; electric/gas recovery depends on metering and MN 504B.216 rules.
5. Tax + insurance (county / DEC)
| Parcel | 82.01345.00 · Polk County |
|---|---|
| 2026 estimated market value | $194,400 |
| County assessed (deal materials) | $199,300 |
| 2026 tax before specials | $3,328 |
| Special assessments 2026 | $690 |
| Total tax due 2026 | $4,018 ($335/mo) |
| Insurance premium (policy D256282) | $2,219 / yr ($185/mo) |
| Coverage A / settlement | $334,500 · actual cash value |
| Roof year (DEC page) | 2008 |
| Mortgagee on DEC | Unity Bank · loan #3000109969 |
6. Bare monthly stack (illustrative, post-close structure)
| Seller note payment contract | $750 |
|---|---|
| Property tax $4,018 / 12 | $335 |
| Insurance $2,219 / 12 | $185 |
| Utilities (owner-paid, 2025 run-rate) | $545 |
| Fixed before maint / mgmt / vacancy | $1,815 |
| Contract rent if $2,900/mo holds | $2,900 |
| 2025 collections run-rate | $1,925 |
Maintenance ran ~$1,495/mo ($17,934/yr) on seller books. Remote buyer should also budget management. This is a repositioning — not stabilised turnkey income.
7. Source documents (hosted on this site)
- 01 — P&L 2024
- 02 — P&L 2025 (T-12-class annual accounts)
- 03 — Property tax 2026
- 04 — Insurance DEC 2025–26
- 05 — Rent roll record 2026
Full packet (photos, buyer copy, etc.): Google Drive folder
8. Media inventory
| iCloud source | share.icloud.com/…045nTwWnoYNrh-pXU3z5pAkKw |
|---|---|
| iCloud stills | 18 JPEGs · ./media/photos/ |
| iCloud clips | 10 muted MP4s · ./media/clips/ |
| Full walkthrough stream | /v/…/509-Pleasant.mp4 · muted · ~50 min |
| Storage Box | videos/509-pleasant/video.mp4 + videos/509-pleasant/icloud/{photos,clips-muted}/ |
Goldpine Ventures LLC holds an equitable interest under a purchase agreement and offers assignment of its contract rights. Not a licensed broker; not legal or tax advice. Figures from seller documents dated ~26 Jul 2026 and Polk County records. Estimates (senior payoff, balloon residual) are being confirmed in writing. Verify independently before committing funds.