Rosemount Plan · Lake Elmo, MN 55042

$154,900

4 bd · 2.0 ba · 1,680 sqft · Manufactured · 13 Days on market

Excellent condition

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

Listing remarks

COMING SOON! Currently under construction. Welcome to Cimarron Park, a all age active and vibrant community, where your dream home is coming to life. We are excited to offer a stunning, brand new, beautiful, updated 2026 4 bed, 2 bath home for sale featuring approximately 1680.00 sq ft of thoughtfully designed living space. Located in Lake Elmo, this soon-to-be-completed property will offer the perfect blend of modern design and timeless comfort. Construction is underway, and soon you'll be able to step inside and experience, an open-concept floor plan, high ceilings, natural light and beautiful appliances. The spacious kitchen will be beautifully designed with features like stunning counte

Key facts

• Custom cabinetry
• Dual vanities
• Natural light

Tags

• OPEN-CONCEPT FLOOR PLAN
• HIGH CEILINGS
• NATURAL LIGHT
• STAINLESS STEEL APPLIANCES
• CUSTOM CABINETRY
• DUAL VANITIES

Property features AI

Finance

• Financial info: List price: $154,900

Exterior

• Home design: New construction plan; Address: Lake Elmo, MN
• Exterior features: Living area: 1,680

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Plan model: Rosemount

🏗️ 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 4-bed/2.0-bath manufactured listed at $155k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $155k).
• Cap rate 14.5% vs local median 2.7% in Lake Elmo — 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 72/100 on livability (#271 in MN) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F, health & safety F.
• Stillwater Area Public School District (suburban): math 53% / reading 56% proficiency, ranked #54 of 301 in MN (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 135 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,405 units permitted in Washington County in 2024 (121 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Washington County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $154,900

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. 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.
3. 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.
4. 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: 1.74% ✓
• Cap rate: 14.49%
• Cash-on-cash: 29.29%
• DSCR: 2.30
• GRM: 4.8

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: 23.7%
• Equity multiple: 1.98×
• Total profit: $42,361
• Equity at exit: $23,096

10-year hold

• IRR: 31.6%
• Equity multiple: 3.86×
• Total profit: $123,868
• Equity at exit: $13,393

Cash invested: $43,372 (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 55042

• Active inventory: 135
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,695 medium
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $1,059

Break-even live

Break-even rent $1,355

Max offer price $154,900

Occupancy floor 56%

Sensitivity live

Price	-10% $1,166	-5% $1,112	+0% $1,059	+5% $1,005	+10% $952
Rent	-10% $846	-5% $952	+0% $1,059	+5% $1,165	+10% $1,271
Rate	-1.0pp $1,137	-0.5pp $1,098	base $1,059	+0.5pp $1,018	+1.0pp $978

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9910 5th Street Ln N Lake Elmo, MN	3.0	2.5	1733	$2,695	$1.56	25d	1	1.29mi

Listing history 4 events

1. 2026-06-03
   days on market $154,900 Active 13 DOM
2. 2026-06-02
   days on market $154,900 Active 12 DOM
3. 2026-06-01
   days on market $154,900 Active 11 DOM
4. 2026-05-31
   days on market $154,900 Active 10 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,340
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$774
• − Repairs & maintenance: −$2,587
• − Management: −$2,587
• − Depreciation: −$4,506
• Taxable income: $10,885
• Est. tax owed @ 24.0%: −$2,612
• After-tax cash flow: $10,091/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

Excellent 100/100 None rehab

This home is move-in ready with a modern design and excellent condition. It offers a spacious floor plan, high ceilings, and beautiful appliances. The property is located in a vibrant community with a park and playground nearby.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Both Painting exterior trim — Fresh paint can improve the home's curb appeal and value.
• Both Landscaping around the foundation — Improves the overall appearance and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Painting exterior trim — Fresh paint can improve the home's curb appeal and value. ↑
• Both Landscaping around the foundation — Improves the overall appearance and adds value to the property. ↑

ⓘ 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: Stillwater Area Public School District
• NCES district ID: 2738190
• Math proficiency: 53% ▼ -11.00%
• Reading proficiency: 56% ▼ -12.00%
• Median HH income: $84,438
• Composite: 49.8/100
• National rank: #1954
• State rank: #54 of 301 in MN

Livability — Lake Elmo

• Score: 72/100
• State rank: #271
• US rank: #5860

Category grades

Amenities F Commute A+ Cost of living F 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: Lake Elmo, MN
• City population: 13,156
• Population (ZIP): 13,156

Population outlook (Washington County) Hauer SSP2

• Today (2025): 278,554 people
• By 2030: 290,465 · +4.3%
• By 2040: 310,014 · +11.3%
• By 2050: 324,118 · +16.4%
• By 2075: 362,697 · +30.2%
• By 2100: 381,491 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 4% Hispanic / Latino 4% Asian 4% Black 1%
• Common ancestry: Portuguese 7% Lithuanian 5% Romanian 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 2% Other Asian/Pacific 2% German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Lean D (+8.9) · D 53.5% · R 44.6% · Other 1.9%
• 2008→2024 swing: +4.6pp toward D · 2008: 4.3pp · 2024: 8.9pp
• All cycles: 2024: D+8.9 2020: D+9.2 2016: D+1.9 2012: D+0.8 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -155.91%
• Current HPI: 224.0264
• 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