52170 State Hwy 11 Lot 26 · Warroad, MN 56756

$99,000

3 bd · 2.0 ba · 924 sqft · SingleFamily · 129 Days on market

Built 2023 0.25 ac lot $48/mo HOA · 5% of rent

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Why this score? — see what drove the C- 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 +15.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• 1% rule +4.8/10.0
• DSCR +4.7/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

A $7,500 forgivable grant is available for the purchase on this home! Located between Roseau and Warroad, on HWY 11, in a quiet development. This 2-year-old, spacious 3-bedroom, 2-bath manufactured home is a great buy. The purchaser will own the lot which is 80 ft x 138 ft, and the property includes its own private septic system. The amenities include a storm shelter/post office/bus stop, shared water system, garbage removal, road maintenance and security lighting. All roads were built to Roseau County specifications. Both Roseau and Warroad School districts will pick up students at this location. Call today!

Key facts

• Shared water system
• Storm shelter
• Quiet development

Tags

• PRIVATE SEPTIC SYSTEM
• STORM SHELTER
• SHARED WATER SYSTEM
• SECURITY LIGHTING
• QUIET DEVELOPMENT

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Association fee $580 annually; Association provides maintenance of grounds, snow removal, water, shared amenities and professional management; other services included; Association name: Steve Anderson PA

Exterior

• Parking: Gravel parking
• Utilities: Shared water system; Septic system (compliant); Electric service with circuit breakers and 200+ amp service; Electric and propane fuel
• Home design: Residential property; Manufactured home; One level
• Construction: Asphalt roof; Other construction materials; Pillar/post/pier foundation; Foundation dimensions 14 x 66; Built above-grade finished area 924
• Exterior features: Vinyl exterior; Light tree coverage; Private road with street lights (unpaved); Association maintains road

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; Main floor full bath
• Heating & cooling: Forced air heating; Central air; Heat pump
• Interior features: All living facilities on one level; Kitchen window; Main floor primary bedroom; Paneled doors; Washer/dryer hookup
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $34 ($413/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (2.0% below list).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#201 in MN, #4,214 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Roseau Public School District (town): math 45% / reading 53% proficiency, ranked #125 of 301 in MN (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 6 active listings in the ZIP; 49 units permitted in Roseau County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($684 loan paydown + $1k appreciation (1.4% local appreciation)).
• Roseau County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.49%
• DSCR: 1.07
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.23×
• Total profit: $6,252
• Equity at exit: $36,102

10-year hold

• IRR: 8.4%
• Equity multiple: 2.07×
• Total profit: $29,752
• Equity at exit: $49,813

Cash invested: $27,720 (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 56756

• Home prices YoY: 1.4%
• Active inventory: 6
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $970 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$48
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $34

Break-even live

Break-even rent $927

Max offer price $99,000

Occupancy floor 91%

Sensitivity live

Price	-10% $103	-5% $69	+0% $34	+5% $0	+10% $-34
Rent	-10% $-42	-5% $-4	+0% $34	+5% $73	+10% $111
Rate	-1.0pp $84	-0.5pp $60	base $34	+0.5pp $9	+1.0pp $-17

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $48 · $576/yr
• Likely covers: watertrashsecurity

Listing history 16 events

1. 2026-06-21
   days on market $99,000 Active 129 DOM
2. 2026-06-18
   days on market $99,000 Active 127 DOM
3. 2026-06-17
   days on market $99,000 Active 126 DOM
4. 2026-06-16
   days on market $99,000 Active 125 DOM
5. 2026-06-15
   days on market $99,000 Active 124 DOM
6. 2026-06-13
   days on market $99,000 Active 122 DOM
7. 2026-06-12
   days on market $99,000 Active 121 DOM
8. 2026-06-09
   days on market $99,000 Active 118 DOM
9. 2026-06-08
   days on market $99,000 Active 117 DOM
10. 2026-06-07
    days on market $99,000 Active 116 DOM
11. 2026-06-07
    days on market $99,000 Active 115 DOM
12. 2026-06-04
    days on market $99,000 Active 112 DOM
13. 2026-06-02
    days on market $99,000 Active 111 DOM
14. 2026-06-01
    days on market $99,000 Active 110 DOM
15. 2026-05-31
    days on market $99,000 Active 109 DOM
16. 2026-05-31
    days on market $99,000 Active 108 DOM

ⓘ 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 8/10 Severe
• 🌡 Heat 1/10 Low 7 d/yr ≥92°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,644
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$931
• − Management: −$931
• − HOA: −$576
• − Depreciation: −$2,880
• Taxable loss: −$1,201
• Est. tax savings @ 24.0%: +$288
• After-tax cash flow: $701/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: Roseau Public School District
• NCES district ID: 2732250
• Math proficiency: 45% ▼ -16.00%
• Reading proficiency: 53% ▼ -12.00%
• Median HH income: $54,940
• Composite: 42.4/100
• National rank: #3232
• State rank: #125 of 301 in MN

Livability — Warroad

• Score: 75/100
• State rank: #201
• US rank: #4214

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 614

Population outlook (Roseau County) Hauer SSP2

• Today (2025): 15,709 people
• By 2030: 15,559 · -1.0%
• By 2040: 15,168 · -3.4%
• By 2050: 14,539 · -7.4%
• By 2075: 13,430 · -14.5%
• By 2100: 11,713 · -25.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 19% Native American 6% Hispanic / Latino 3%
• Common ancestry: Portuguese 19% Romanian 4% Scottish 3%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Roseau

• 2024 margin: Solid R (+49.3) · D 24.7% · R 74.0% · Other 1.3%
• 2008→2024 swing: -31.9pp toward R · 2008: -17.4pp · 2024: -49.3pp
• All cycles: 2024: R+49.3 2020: R+46.0 2016: R+46.3 2012: R+22.3 2008: R+17.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.44%
• Current HPI: 107.1369
• 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

3 events — show timeline

• 2026-05-27 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-16 Listed $99,000 NORTHSTARMLS as Distributed by MLS Grid