2 Bed 1 Bath Single Section Plan · Chaska, MN 55318

$60,900

2 bd · 1.0 ba · 728 sqft · Manufactured · 297 Days on market

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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 +5.2/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Our prime location ensures you're close to the very best, with popular restaurants, shops, and entertainment options at your fingertips. Enjoy the top-notch schools within Eastern Carver County Schools, including Chaska Middle School just 5 minutes away. Stay active and entertained at Chaska Community Center, Fireman's Park with its lake and beach, and nearby Lions Park and Pioneer Park. Convenient access to U. S. Highway 212 makes commuting a breeze, and Downtown Minneapolis is just 30 minutes away. Our pet-friendly community includes a basketball court, playground, RV and boat storage, and a storm shelter. With on-site management and maintenance, plus the convenience of an on-site sales o

Key facts

• Lions park
• Top-notch schools
• Pioneer park

Tags

• PRIME LOCATION
• TOP-NOTCH SCHOOLS
• CHASKA COMMUNITY CENTER
• FIREMAN'S PARK
• LIONS PARK
• PIONEER PARK

Property features AI

Finance

• Financial info: List price $60,900

Exterior

• Home design: Single-section plan; Located in Chaska, MN
• Exterior features: Living area approximately 728

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Plan: 2 Bed 1 Bath Single Section

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $61k.

Deal economics

• At list price, monthly cash flow is $944 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $61k).
• Recommended offer: $54k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.9% vs local median 2.5% in Chaska — 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 (#75 in MN, #1,802 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living C-, amenities F, health & safety F.
• Eastern Carver County Public School (suburban): math 52% / reading 61% proficiency, ranked #41 of 301 in MN (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.0%/yr); 295 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 682 units permitted in Carver County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $421 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Carver County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 297 days — a 12% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Recommended offer $53,592 (12.0% below list)

Questions for the listing agent

1. It's been on market 297 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: 2.84% ✓
• Cap rate: 24.90%
• Cash-on-cash: 66.45%
• DSCR: 3.96
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.98% rent growth · sell at horizon

5-year hold

• IRR: 65.7%
• Equity multiple: 3.95×
• Total profit: $50,260
• Equity at exit: $9,080

10-year hold

• IRR: 70.0%
• Equity multiple: 8.11×
• Total profit: $121,166
• Equity at exit: $5,266

Cash invested: $17,052 (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 55318

• Rents YoY: 3.0%
• Active inventory: 295
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,728 medium
• Mortgage (P&I): −$319
• Tax est. 1.5%: −$76 /mo · $914/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $944

Break-even live

Break-even rent $533

Max offer price $60,900

Occupancy floor 40%

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: $15,225
• Closing costs: $1,827
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Thomas Ln Unit 431 Chaska, MN	2.0	1.0	728	$1,729	$2.38	24d	1	0.07mi
135 Crosstown Blvd Ste A Chaska, MN	1.0	1.0	731	$1,165	$1.59	2d	2	0.73mi
412 N Cedar St Chaska, MN	1.0	1.0	525	$995	$1.90	2d	1	1.46mi

Listing history 14 events

1. 2026-06-18
   days on market $60,900 Active 297 DOM
2. 2026-06-17
   days on market $60,900 Active 296 DOM
3. 2026-06-16
   days on market $60,900 Active 295 DOM
4. 2026-06-15
   days on market $60,900 Active 294 DOM
5. 2026-06-13
   days on market $60,900 Active 292 DOM
6. 2026-06-13
   days on market $60,900 Active 291 DOM
7. 2026-06-09
   days on market $60,900 Active 288 DOM
8. 2026-06-08
   days on market $60,900 Active 287 DOM
9. 2026-06-07
   days on market $60,900 Active 286 DOM
10. 2026-06-04
    days on market $60,900 Active 283 DOM
11. 2026-06-03
    days on market $60,900 Active 282 DOM
12. 2026-06-02
    days on market $60,900 Active 281 DOM
13. 2026-06-01
    days on market $60,900 Active 280 DOM
14. 2026-05-31
    days on market $60,900 Active 279 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: $20,735
• − Mortgage interest: −$3,411
• − Property taxes: −$914
• − Insurance: −$304
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − Depreciation: −$1,772
• Taxable income: $11,017
• Est. tax owed @ 24.0%: −$2,644
• After-tax cash flow: $8,687/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: Eastern Carver County Public School
• NCES district ID: 2708190
• Math proficiency: 52% ▼ -9.00%
• Reading proficiency: 61% ▼ -6.00%
• Median HH income: $87,010
• Composite: 51.68/100
• National rank: #1694
• State rank: #41 of 301 in MN

Livability — Chaska

• Score: 80/100
• State rank: #75
• US rank: #1802

Category grades

Amenities F Commute A+ Cost of living C- 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: Chaska, MN
• County: Carver County · 77,775 people
• City population: 30,369
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 30,369
• Household income: $112,243
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 454.0

Population outlook (Carver County) Hauer SSP2

• Today (2025): 115,077 people
• By 2030: 122,880 · +6.8%
• By 2040: 137,210 · +19.2%
• By 2050: 148,524 · +29.1%
• By 2075: 174,624 · +51.7%
• By 2100: 185,806 · +61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 8% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 12% Lithuanian 4% Italian 3%
• Foreign-born: 7% · Canada, Vietnam, South Korea
• Languages at home: 89% English-only · Spanish 6% Other Asian/Pacific 1% Vietnamese 1%

Political lean MEDSL · Carver

• 2024 margin: Lean R (+5.4) · D 46.3% · R 51.7% · Other 2.0%
• 2008→2024 swing: +9.7pp toward D · 2008: -15.1pp · 2024: -5.4pp
• All cycles: 2024: R+5.4 2020: R+4.9 2016: R+13.7 2012: R+19.7 2008: R+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -167.82%
• Current HPI: 209.4969
• Rent YoY: ▲ 2.98%
• 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