Red Maple 455 Plan · Rockford, MN 55373

$72,900

2 bd · 2.0 ba · 1,092 sqft · Manufactured · 524 Days on market

Good condition ↓ 6% since listing

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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 +4.5/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Own your own 2 bed/2 bath home. Make an appointment now to see this spacious 2019 home with 1092.00 sq. ft. of space for you and your family. Call us to schedule your viewing of this feature-packed home in Rockford Riverview Estates, a well-maintained, professionally managed manufactured home community!

Key facts

• Listed 524 days

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $73k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $721 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $73k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 2.7% in Rockford — 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 66/100 on livability (#487 in MN) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment A; Watch: amenities F, commute F, health & safety F.
• Rockford Public School District (rural): math 42% / reading 58% proficiency, ranked #88 of 301 in MN (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 59 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,260 units permitted in Wright County in 2024 (180 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $504 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wright County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 524 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Recommended offer $64,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 524 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. 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.
6. 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.
7. 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: 2.13% ✓
• Cap rate: 18.16%
• Cash-on-cash: 42.37%
• DSCR: 2.89
• GRM: 3.9

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: 39.1%
• Equity multiple: 2.67×
• Total profit: $34,113
• Equity at exit: $10,870

10-year hold

• IRR: 45.5%
• Equity multiple: 5.36×
• Total profit: $88,906
• Equity at exit: $6,303

Cash invested: $20,412 (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 55373

• Home prices YoY: -25.3%
• Active inventory: 59
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$382
• Tax est. 1.5%: −$91 /mo · $1,094/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $721

Break-even live

Break-even rent $638

Max offer price $72,900

Occupancy floor 48%

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: $18,225
• Closing costs: $2,187
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8627 Woodlawn Dr Rockford, MN	2.0	1.0	1300	$1,550	$1.19	19d	1	0.25mi

Listing history 15 events

1. 2026-06-18
   days on market $72,900 Active 524 DOM
2. 2026-06-17
   days on market $72,900 Active 523 DOM
3. 2026-06-16
   days on market $72,900 Active 522 DOM
4. 2026-06-15
   days on market $72,900 Active 521 DOM
5. 2026-06-13
   days on market $72,900 Active 519 DOM
6. 2026-06-09
   days on market $72,900 Active 515 DOM
7. 2026-06-08
   days on market $72,900 Active 514 DOM
8. 2026-06-07
   days on market $72,900 Active 513 DOM
9. 2026-06-04
   days on market $72,900 Active 510 DOM
10. 2026-06-03
    days on market $72,900 Active 509 DOM
11. 2026-06-02
    days on market $72,900 Active 508 DOM
12. 2026-06-01
    days on market $72,900 Active 507 DOM
13. 2026-05-31
    days on market $72,900 Active 506 DOM
14. 2025-05-09
    price $72,900 304-char remark

    Show marketing remark (304 chars)

    Own your own 2 bed/2 bath home. Make an appointment now to see this spacious 2019 home with 1092.00 sq. ft. of space for you and your family. Call us to schedule your viewing of this feature-packed home in Rockford Riverview Estates, a well-maintained, professionally managed manufactured home community!

15. 2025-01-11
    listed $77,900 Active 304-char remark

    Show marketing remark (304 chars)

    Own your own 2 bed/2 bath home. Make an appointment now to see this spacious 2019 home with 1092.00 sq. ft. of space for you and your family. Call us to schedule your viewing of this feature-packed home in Rockford Riverview Estates, a well-maintained, professionally managed manufactured home community!

ⓘ 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 (unshaded) · 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,600
• − Mortgage interest: −$4,084
• − Property taxes: −$1,094
• − Insurance: −$364
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$2,121
• Taxable income: $7,962
• Est. tax owed @ 24.0%: −$1,911
• After-tax cash flow: $6,738/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 75/100 Cosmetic rehab

This manufactured home is in good condition with a modern kitchen and bathrooms. It has a good curb appeal and is ready for a fresh coat of paint and some minor updates to enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Resale Replacing the kitchen faucet — A new faucet can improve the kitchen's functionality and appearance.
• Rental Upgrading the bathroom fixtures — Modern fixtures can attract renters and increase rental value.
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Resale Replacing the kitchen faucet — A new faucet can improve the kitchen's functionality and appearance. ↑
• Rental Upgrading the bathroom fixtures — Modern fixtures can attract renters and increase rental value. ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract potential buyers or renters. ↑

ⓘ 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: Rockford Public School District
• NCES district ID: 2732070
• Math proficiency: 42% ▼ -21.00%
• Reading proficiency: 58% ▼ -10.00%
• Median HH income: $77,286
• Composite: 45.33/100
• National rank: #2641
• State rank: #88 of 301 in MN

Livability — Rockford

• Score: 66/100
• State rank: #487
• US rank: #11694

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockford, MN
• City population: 5,725
• Population (ZIP): 5,725

Population outlook (Wright County) Hauer SSP2

• Today (2025): 142,526 people
• By 2030: 146,915 · +3.1%
• By 2040: 153,625 · +7.8%
• By 2050: 155,416 · +9.0%
• By 2075: 150,352 · +5.5%
• By 2100: 130,631 · -8.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 4% Asian 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Portuguese 16% Romanian 4% Scottish 2%
• Foreign-born: 4% · South Korea, Canada, Vietnam
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Wright

• 2024 margin: Strong R (+29.4) · D 34.4% · R 63.8% · Other 1.8%
• 2008→2024 swing: -11.9pp toward R · 2008: -17.4pp · 2024: -29.4pp
• All cycles: 2024: R+29.4 2020: R+28.6 2016: R+33.2 2012: R+21.4 2008: R+17.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.98%
• Current HPI: 218.0934
• 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

-6.4% since first listed

2 events — show timeline

• 2025-05-09 Price Changed $72,900 Zillow
• 2025-01-11 Listed $77,900 Zillow