76 Court Street Site #3 · Lewiston, MN 55952

$35,300

3 bd · 2.0 ba · 980 sqft · Manufactured · 4 Days on market

Built 2026

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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
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* THIS IS A RESALE LISTING * Nestle into your 3 bedroom, 2 bathroom home located inside of Lewiston Park, a friendly and well-maintained community. Around you, enjoy the great features the community has to offer such as community events. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Built 2026
• Listed 3 days

Property features AI

Finance

• Financial info: List price $35,300

Exterior

• Home design: Spec new construction, plan 94970
• Exterior features: Property located at 76 Court Street Site #3, Lewiston, MN

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Total living area approximately 980

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).

Location & tenants

• Location reads 72/100 on livability (#263 in MN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Lewiston-Altura Public School District (rural): math 31% / reading 51% proficiency, ranked #208 of 301 in MN (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lewiston-Altura Elementary (math 67% / reading 47%, grade C+, #265 of 857 statewide, top 35%, 200 students, 47% FRL); Lewiston-Altura Intermediate El (math 32% / reading 67%, grade C, #81 of 258 statewide, top 32%, 76 students, 42% FRL); Lewiston-Altura Secondary (math 17% / reading 42%, grade F, #354 of 471 statewide, top 77%, 346 students, 38% FRL) — zoned schools average 42% FRL vs 23% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 12 active listings in the ZIP; 37 units permitted in Winona County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $244 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Winona County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $35,300

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.86% ✓
• Cap rate: 25.16%
• Cash-on-cash: 67.37%
• DSCR: 4.00
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 66.7%
• Equity multiple: 4.00×
• Total profit: $29,636
• Equity at exit: $5,263

10-year hold

• IRR: 70.9%
• Equity multiple: 8.22×
• Total profit: $71,375
• Equity at exit: $3,052

Cash invested: $9,884 (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 55952

• Home prices YoY: -16.5%
• Active inventory: 12
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,011 medium
• Mortgage (P&I): −$185
• Tax est. 1.5%: −$44 /mo · $530/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $555

Break-even live

Break-even rent $309

Max offer price $35,300

Occupancy floor 40%

Sensitivity live

Price	-10% $579	-5% $567	+0% $555	+5% $543	+10% $530
Rent	-10% $475	-5% $515	+0% $555	+5% $595	+10% $635
Rate	-1.0pp $573	-0.5pp $564	base $555	+0.5pp $546	+1.0pp $536

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: $8,825
• Closing costs: $1,059
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $35,300 Active 4 DOM
2. 2026-06-19
   days on market $35,300 Active 2 DOM
3. 2026-06-17
   remarks 381-char remark
4. 2026-06-17
   listed $35,300 Active 1 DOM

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,134
• − Mortgage interest: −$1,977
• − Property taxes: −$530
• − Insurance: −$176
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$1,027
• Taxable income: $6,482
• Est. tax owed @ 24.0%: −$1,556
• After-tax cash flow: $5,103/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: Lewiston-Altura Public School District
• NCES district ID: 2718090
• Math proficiency: 31% ▼ -18.00%
• Reading proficiency: 51% ▼ -12.00%
• Median HH income: $58,763
• Composite: 36.09/100
• National rank: #4760
• State rank: #208 of 301 in MN

Livability — Lewiston

• Score: 72/100
• State rank: #263
• US rank: #5772

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lewiston, MN
• Population (ZIP): 2,689

Population outlook (Winona County) Hauer SSP2

• Today (2025): 50,614 people
• By 2030: 50,243 · -0.7%
• By 2040: 48,142 · -4.9%
• By 2050: 45,872 · -9.4%
• By 2075: 42,416 · -16.2%
• By 2100: 40,031 · -20.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 10% Hispanic / Latino 6% Asian 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 15% Romanian 6% Italian 2%
• Foreign-born: 9% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Winona

• 2024 margin: Toss-up / Even · D 46.6% · R 51.5% · Other 1.8%
• 2008→2024 swing: -24.0pp toward R · 2008: 19.1pp · 2024: -4.9pp
• All cycles: 2024: R+4.9 2020: D+0.4 2016: R+2.9 2012: D+12.9 2008: D+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.10%
• Current HPI: 218.5309
• 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