67 Belmar St · Waite Park, MN 56301

$82,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 37 Days on market

Built 2026 Good 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
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Schools +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks

DO NOT MISS OUT! SAVE UP TO $5,000 WHEN YOU PURCHASE A HOME DURING OUR DOUBLE YOUR DOLLARS LIMITED-TIME HOME SALES SPECIAL! ASK OUR SALES AGENT FOR MORE DETAILS. " DO NOT MISS OUT! SAVE UP TO $5,000 WHEN YOU PURCHASE A HOME DURING OUR DOUBLE YOUR DOLLARS LIMITED-TIME HOME SALES SPECIAL! ASK OUR SALES AGENT FOR MORE DETAILS. Amazing brand-new manufactured home for sale or lease. Fall in love with this modern 2023 Champion Freedom home. Set in a wonderful community with parking for up to 2 vehicles. This model features a unique layout with spacious kitchen and living space, and plenty of extra storage options. Enjoy entertaining in this 3 bedroom, 2 bathroom, open floorplan home. Includ

Key facts

• Spacious kitchen
• Unique layout
• Built 2026

Tags

• BRAND-NEW MANUFACTURED HOME
• MODERN CHAMPION FREEDOM HOME
• PARKING FOR UP TO 2 VEHICLES
• UNIQUE LAYOUT
• SPACIOUS KITCHEN
• EXTRA STORAGE OPTIONS

Property features AI

Finance

• Other: Living area 1,056
• Financial info: List price $82,900

Exterior

• Home design: Single section, 3 bed 2 bath plan; Spec inventory

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Dishwasher; Disposal; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $83k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $80k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 4.2% in Waite Park — 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 80/100 on livability (#83 in MN, #1,944 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime C-, employment D, schools F.
• St. Cloud Public School District (urban): math 27% / reading 38% proficiency, ranked #264 of 301 in MN (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 218 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 661 units permitted in Stearns County in 2024 (291 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $573 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Stearns County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Recommended offer $80,413 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.77% ✓
• Cap rate: 14.78%
• Cash-on-cash: 30.31%
• DSCR: 2.35
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.38% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 2.06×
• Total profit: $24,493
• Equity at exit: $12,361

10-year hold

• IRR: 33.4%
• Equity multiple: 4.09×
• Total profit: $71,829
• Equity at exit: $7,168

Cash invested: $23,212 (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 56301

• Rents YoY: 3.4%
• Active inventory: 218
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,467 medium
• Mortgage (P&I): −$435
• Tax est. 1.5%: −$104 /mo · $1,244/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $586

Break-even live

Break-even rent $725

Max offer price $82,900

Occupancy floor 55%

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: $20,725
• Closing costs: $2,487
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
94 Belmar St Unit 94BEL St Cloud, MN	3.0	2.0	1088	$1,449	$1.33	44d	1	0.03mi
47 Claremont St Unit 47CMT St Cloud, MN	3.0	2.0	1216	$1,439	$1.18	44d	1	0.05mi
57 Arbor St Unit 57AR St Cloud, MN	3.0	2.0	1056	$1,259	$1.19	44d	1	0.10mi

Listing history 17 events

1. 2026-06-19
   days on market $82,900 Active 37 DOM
2. 2026-06-18
   days on market $82,900 Active 36 DOM
3. 2026-06-17
   days on market $82,900 Active 35 DOM
4. 2026-06-16
   days on market $82,900 Active 34 DOM
5. 2026-06-15
   days on market $82,900 Active 33 DOM
6. 2026-06-14
   days on market $82,900 Active 31 DOM
7. 2026-06-13
   days on market $82,900 Active 30 DOM
8. 2026-06-10
   days on market $82,900 Active 28 DOM
9. 2026-06-09
   days on market $82,900 Active 27 DOM
10. 2026-06-08
    days on market $82,900 Active 26 DOM
11. 2026-06-07
    days on market $82,900 Active 25 DOM
12. 2026-06-03
    days on market $82,900 Active 21 DOM
13. 2026-06-02
    days on market $82,900 Active 20 DOM
14. 2026-06-01
    days on market $82,900 Active 19 DOM
15. 2026-05-31
    days on market $82,900 Active 18 DOM
16. 2026-05-30
    days on market $82,900 Active 17 DOM
17. 2026-05-13
    listed $82,900 Active 1085-char remark

ⓘ 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 ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,608
• − Mortgage interest: −$4,644
• − Property taxes: −$1,244
• − Insurance: −$414
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$2,412
• Taxable income: $6,077
• Est. tax owed @ 24.0%: −$1,459
• After-tax cash flow: $5,577/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 · 0 photos

Good 80/100 Cosmetic rehab

This modern 2023 Champion Freedom manufactured home is in excellent condition with no visible repairs needed. It offers a good return on investment with updates like landscaping and painting to further enhance its value.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting — Fresh paint can make the home look newer and more appealing

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make the home look newer and more appealing ↑

ⓘ 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: St. Cloud Public School District
• NCES district ID: 2733510
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $46,638
• Composite: 27.91/100
• National rank: #6866
• State rank: #264 of 301 in MN

Livability — Waite Park

• Score: 80/100
• State rank: #83
• US rank: #1944

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waite Park, MN
• County: Stearns County · 90,226 people
• City population: 7,756
• Metro: St. Cloud, MN
• Population (ZIP): 35,580
• Household income: $73,142
• Rent vs Own: 49.1% rent · 50.9% own
• Severe rent burden: 1831.0

Population outlook (Stearns County) Hauer SSP2

• Today (2025): 162,629 people
• By 2030: 166,495 · +2.4%
• By 2040: 172,661 · +6.2%
• By 2050: 177,480 · +9.1%
• By 2075: 192,907 · +18.6%
• By 2100: 206,274 · +26.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 20% Hispanic / Latino 6% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Portuguese 6% Romanian 4% Lithuanian 2%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 77% English-only · Spanish 4% Other Asian/Pacific 2% Other Indo-European 1%

Political lean MEDSL · Stearns

• 2024 margin: Strong R (+26.8) · D 35.7% · R 62.5% · Other 1.9%
• 2008→2024 swing: -19.8pp toward R · 2008: -7.0pp · 2024: -26.8pp
• All cycles: 2024: R+26.8 2020: R+22.5 2016: R+27.9 2012: R+12.1 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.70%
• Current HPI: 148.6882
• Rent YoY: ▲ 3.38%
• Metro: St. Cloud, MN
• 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