10162 Pierce Pl NE · Blaine, MN 55434

$95,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 17 Days on market

Built 2021 Good condition 1,216 sqft lot

---

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 +4.7/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Like new and exceptionally maintained, this beautiful 2021-built 3-bedroom, 2-bath home is truly move-in ready. Featuring an open and inviting floor plan, the home offers spacious living areas filled with natural light, creating a warm and welcoming atmosphere. The well-designed kitchen provides ample cabinet and counter space and flows seamlessly into the dining and living areas, making it ideal for everyday living and entertaining. The private primary suite features a full bath and generous closet space, while two additional bedrooms offer flexibility for guests, a home office, or growing needs. Pride of ownership is evident throughout, with the home showing like new both inside and out.

Key facts

• 1,216 sq ft lot
• Built 2021
• Listed 16 days

Property features AI

Finance

• Other: Living area approximately 1,216; Above grade finished area approximately 1,216; Lot size reported as 1,216 square feet
• HOA & community: Land is leased (land lease amount $1,095)

Exterior

• Parking: On-street parking only
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; Manufactured home; One level
• Construction: Composition roof; Foundation area approximately 1,216
• Exterior features: Vinyl exterior

Interior

• Kitchen: Kitchen (approx. 14" x 11")
• Bedrooms: Three bedrooms (sizes: 12' x 15'; 9' x 11'; 14'6" x 9')
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: No basement; Forced air heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $955 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.4% vs local median 3.9% in Blaine — 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 71/100 on livability (#315 in MN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F.
• Anoka-Hennepin Public School District (suburban): math 49% / reading 55% proficiency, ranked #71 of 301 in MN (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.8%/yr); 114 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,083 units permitted in Anoka County in 2024 (134 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Anoka County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Recommended offer $93,575 (1.5% below list)

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: 2.06% ✓
• Cap rate: 18.36%
• Cash-on-cash: 43.09%
• DSCR: 2.92
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.79% rent growth · sell at horizon

5-year hold

• IRR: 41.8%
• Equity multiple: 2.84×
• Total profit: $49,016
• Equity at exit: $14,165

10-year hold

• IRR: 48.8%
• Equity multiple: 6.12×
• Total profit: $136,251
• Equity at exit: $8,214

Cash invested: $26,600 (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 55434

• Rents YoY: 4.8%
• Active inventory: 114
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,958 high
• Mortgage (P&I): −$498
• Tax from tax record: −$54 /mo · $651/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $955

Break-even live

Break-even rent $749

Max offer price $95,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,009	-5% $982	+0% $955	+5% $928	+10% $901
Rent	-10% $800	-5% $878	+0% $955	+5% $1,032	+10% $1,110
Rate	-1.0pp $1,003	-0.5pp $979	base $955	+0.5pp $930	+1.0pp $905

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9436 Ulysses St NE Minneapolis, MN	2.0	1.0–2.0	775	$2,095	$2.70	0d	11	0.90mi
9460 Ulysses St NE Blaine, MN	2.0	1.0–2.0	846	$2,294	$2.71	0d	6	0.92mi
249 99th Ave NE Unit 249-308 Blaine, MN	2.0	1.0	875	$1,430	$1.63	44d	1	0.95mi
249 99th Ave NE Unit 241-307 Blaine, MN	2.0	1.0	875	$1,445	$1.65	21d	1	0.95mi
249 99th Ave NE Unit 241-107 Blaine, MN	2.0	1.0	875	$1,445	$1.65	44d	1	0.95mi
10060 Dogwood St NW Minneapolis, MN	2.0–3.0	2.0	1240	$1,895	$1.53	24d	2	1.47mi

Listing history 11 events

1. 2026-06-21
   days on market $95,000 Active 17 DOM
2. 2026-06-18
   days on market $95,000 Active 14 DOM
3. 2026-06-17
   days on market $95,000 Active 13 DOM
4. 2026-06-16
   days on market $95,000 Active 12 DOM
5. 2026-06-15
   days on market $95,000 Active 11 DOM
6. 2026-06-13
   days on market $95,000 Active 9 DOM
7. 2026-06-13
   days on market $95,000 Active 8 DOM
8. 2026-06-09
   days on market $95,000 Active 5 DOM
9. 2026-06-08
   days on market $95,000 Active 4 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $95,000 Active 3 DOM

ⓘ 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: $651 · $54/mo
• Projected year-2 tax: $857 · $71/mo
• Expected delta: +$207/yr (+$17/mo · 31.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,500
• − Mortgage interest: −$5,321
• − Property taxes: −$651
• − Insurance: −$475
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − Depreciation: −$2,764
• Taxable income: $10,529
• Est. tax owed @ 24.0%: −$2,527
• After-tax cash flow: $8,934/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

Good 80/100 Cosmetic rehab

This move-in ready 2021-built home is in excellent condition with modern finishes and a well-maintained exterior. Minor updates to the exterior and interior could further enhance its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace ceiling fans with LED models — Saves energy and looks modern
• Both Install smart home security system — Improves safety and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace ceiling fans with LED models — Saves energy and looks modern ↑
• Both Install smart home security system — Improves safety and adds value ↑

ⓘ 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: Anoka-Hennepin Public School District
• NCES district ID: 2703180
• Math proficiency: 49% ▼ -14.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $73,837
• Composite: 46.7/100
• National rank: #2400
• State rank: #71 of 301 in MN

Livability — Blaine

• Score: 71/100
• State rank: #315
• US rank: #7073

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blaine, MN
• County: Anoka County · 277,116 people
• City population: 67,472
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 33,029
• Household income: $90,336
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 526.0

Population outlook (Anoka County) Hauer SSP2

• Today (2025): 375,223 people
• By 2030: 387,850 · +3.4%
• By 2040: 407,239 · +8.5%
• By 2050: 417,541 · +11.3%
• By 2075: 448,447 · +19.5%
• By 2100: 464,954 · +23.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Asian 10% Black 9% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 10% Romanian 5% Italian 2%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 79% English-only · Spanish 5% Other Asian/Pacific 2% Vietnamese 2%

Political lean MEDSL · Anoka

• 2024 margin: Toss-up / Even · D 46.6% · R 51.0% · Other 2.4%
• 2008→2024 swing: -2.0pp toward R · 2008: -2.4pp · 2024: -4.4pp
• All cycles: 2024: R+4.4 2020: R+1.9 2016: R+9.7 2012: R+2.6 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -230.62%
• Current HPI: 254.0422
• Rent YoY: ▲ 4.79%
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-05 Listed $95,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-04 Coming Soon $95,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+7.5%/yr

Latest (2026): $651 · -2.0% YoY. Source: county tax records.