6350 Pine St Lot 4 · North Branch, MN 55056

$65,000

2 bd · 1.0 ba · 650 sqft · Other · 26 Days on market

Built 2021 $500/mo HOA · 33% of rent

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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 +29.5/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained 2021 manufactured home offering convenient one-level living with 2 bedrooms and 1 full bath. Located in a desirable mobile home park, this home features a great location just steps from the golf course and directly off a walking path-perfect for outdoor enthusiasts. Enjoy being close to town, with easy access to shopping, dining, and amenities. Built with added stability in mind, including footings and hurricane clips for peace of mind. Move-in ready and low-maintenance living at its best.

Key facts

• Close to town
• One-level living
• Great location

Tags

• ONE-LEVEL LIVING
• GREAT LOCATION
• STEPS FROM THE GOLF COURSE
• WALKING PATH
• CLOSE TO TOWN
• EASY ACCESS TO SHOPPING

Property features AI

Finance

• Other: Directions: From I-35 take Exit 147 (MN-95) west ~1 mile, left on Elm/CR30, right on Pine St to 6350 Pine St, Lot 4
• HOA & community: Shady Oaks Estate association; Monthly association fee of $500 (includes water and other services)

Exterior

• Parking: Asphalt parking
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Manufactured home; One level
• Construction: 650 above-ground living area; Foundation details: see remarks
• Exterior features: Vinyl exterior; Irregular-shaped lot

Interior

• Kitchen: Kitchen on the main level (approx. 10.9 x 10)
• Bedrooms: 2 bedrooms on the main level (sizes ~8.6 x 10.4 and 7.5 x 10.4)
• Bathrooms: 1 full bathroom on the main level (approx. 5.4 x 4.6)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Main-floor full bathroom; No basement
• Laundry & utility: Main-level laundry area (approx. 6 x 2.6)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 2.8% in North Branch — 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 (#305 in MN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• North Branch Public Schools (rural): math 42% / reading 49% proficiency, ranked #149 of 301 in MN (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 202 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 362 units permitted in Chisago County in 2024 (121 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Chisago County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.30% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.29%
• DSCR: 1.68
• GRM: 3.6

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: 6.4%
• Equity multiple: 1.25×
• Total profit: $4,564
• Equity at exit: $9,692

10-year hold

• IRR: 16.1%
• Equity multiple: 2.34×
• Total profit: $24,328
• Equity at exit: $5,620

Cash invested: $18,200 (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 55056

• Home prices YoY: -8.8%
• Active inventory: 202
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$500
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $232

Break-even live

Break-even rent $1,202

Max offer price $65,000

Occupancy floor 79%

Sensitivity live

Price	-10% $277	-5% $254	+0% $232	+5% $209	+10% $187
Rent	-10% $114	-5% $173	+0% $232	+5% $291	+10% $350
Rate	-1.0pp $265	-0.5pp $248	base $232	+0.5pp $215	+1.0pp $198

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6495 Birch St North Branch, MN	1.0–2.0	1.0–2.0	838	$1,495	$1.78	0d	6	0.87mi

HOA detail

• Monthly dues: $500 · $6,000/yr

Listing history 18 events

1. 2026-06-21
   days on market $65,000 Active 26 DOM
2. 2026-06-21
   days on market $65,000 Active 25 DOM
3. 2026-06-18
   days on market $65,000 Active 23 DOM
4. 2026-06-17
   days on market $65,000 Active 22 DOM
5. 2026-06-16
   days on market $65,000 Active 21 DOM
6. 2026-06-15
   days on market $65,000 Active 20 DOM
7. 2026-06-13
   days on market $65,000 Active 18 DOM
8. 2026-06-12
   days on market $65,000 Active 17 DOM
9. 2026-06-09
   days on market $65,000 Active 14 DOM
10. 2026-06-08
    days on market $65,000 Active 13 DOM
11. 2026-06-07
    days on market $65,000 Active 12 DOM
12. 2026-06-05
    days on market $65,000 Active 10 DOM
13. 2026-06-04
    pricedays on market $65,000 Active 8 DOM
14. 2026-06-02
    days on market $75,000 Active 7 DOM
15. 2026-06-01
    days on market $75,000 Active 6 DOM
16. 2026-05-31
    days on market $75,000 Active 5 DOM
17. 2026-05-31
    days on market $75,000 Active 4 DOM
18. 2026-05-26
    listed $75,000 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,940
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − HOA: −$6,000
• − Depreciation: −$1,891
• Taxable income: $2,238
• Est. tax owed @ 24.0%: −$537
• After-tax cash flow: $2,245/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: North Branch Public Schools
• NCES district ID: 2723820
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $67,712
• Composite: 40.72/100
• National rank: #3660
• State rank: #149 of 301 in MN

Livability — North Branch

• Score: 71/100
• State rank: #305
• US rank: #6670

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Branch, MN
• City population: 14,279
• Population (ZIP): 14,279

Population outlook (Chisago County) Hauer SSP2

• Today (2025): 55,187 people
• By 2030: 55,036 · -0.3%
• By 2040: 53,293 · -3.4%
• By 2050: 49,157 · -10.9%
• By 2075: 38,399 · -30.4%
• By 2100: 24,646 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 9% Romanian 4% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Chisago

• 2024 margin: Solid R (+31.4) · D 33.5% · R 64.9% · Other 1.6%
• 2008→2024 swing: -21.2pp toward R · 2008: -10.3pp · 2024: -31.4pp
• All cycles: 2024: R+31.4 2020: R+29.2 2016: R+30.5 2012: R+12.6 2008: R+10.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.28%
• Current HPI: 293.3243
• 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

1 event — show timeline

• 2026-05-26 Listed $75,000 NORTHSTARMLS as Distributed by MLS Grid