3932 Hwy 100 · Aurora, MN 55705

$124,900

3 bd · 2.0 ba · 1,248 sqft · SingleFamily · 193 Days on market

Built 2007 10 ac lot $100/sqft · 65% below area

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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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.2/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious 3-Bedroom, 2-Bath Manufactured Home on 10 Acres Discover country living on this expansive 10-acre property featuring a 3-bedroom, 2-bathroom manufactured home. The property includes a 1.5-stall garage and multiple outbuildings, offering excellent storage and workshop potential. An additional older dwelling on the property presents an opportunity for completion or renovation—bring your vision and creativity to finish this bonus structure. This property offers room to roam, space for hobbies, animals, or recreational activities. The home and structures would benefit from cosmetic updates and maintenance to reach their full potential. Perfect for those seeking privacy, acreage, and the opportunity to customize their rural retreat. The property's generous land provides endless possibilities for gardening, livestock, equipment storage, or simply enjoying the peace of country life. Showings available by appointment. Property sold as-is.

Key facts

• 10 acres
• Generous land
• 10 acre lot

Tags

• 10 ACRES
• MULTIPLE OUTBUILDINGS
• OPPORTUNITY TO CUSTOMIZE
• GENEROUS LAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/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 $115k (7.7% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#312 in MN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Mesabi East School District (rural): math 27% / reading 47% proficiency, ranked #240 of 301 in MN (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 639 units permitted in St. Louis County in 2024 (338 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Recommended offer $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 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. 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: 0.92% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• GRM: 9.0

CMA / ARV

• ARV (median comp): $355,868
• List price: $124,900
• Delta: -64.90%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-11,173
• Equity at exit: $18,623

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $1,831
• Equity at exit: $10,799

Cash invested: $34,972 (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 55705

• Home prices YoY: -1.8%
• Active inventory: 25
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$61 /mo · $730/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $143

Break-even live

Break-even rent $972

Max offer price $124,900

Occupancy floor 83%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $124,900 Active 193 DOM
2. 2026-06-18
   days on market $124,900 Active 192 DOM
3. 2026-06-17
   days on market $124,900 Active 191 DOM
4. 2026-06-16
   days on market $124,900 Active 190 DOM
5. 2026-06-15
   days on market $124,900 Active 189 DOM
6. 2026-06-14
   days on market $124,900 Active 187 DOM
7. 2026-06-13
   days on market $124,900 Active 186 DOM
8. 2026-06-10
   days on market $124,900 Active 184 DOM
9. 2026-06-09
   days on market $124,900 Active 183 DOM
10. 2026-06-08
    days on market $124,900 Active 182 DOM
11. 2026-06-07
    days on market $124,900 Active 181 DOM
12. 2026-06-03
    days on market $124,900 Active 177 DOM
13. 2026-06-02
    days on market $124,900 Active 176 DOM
14. 2026-06-01
    days on market $124,900 Active 175 DOM
15. 2026-05-31
    days on market $124,900 Active 174 DOM
16. 2026-05-30
    days on market $124,900 Active 173 DOM
17. 2026-04-19
    status Pending 959-char remark

    Show marketing remark (959 chars)

    Spacious 3-Bedroom, 2-Bath Manufactured Home on 10 Acres Discover country living on this expansive 10-acre property featuring a 3-bedroom, 2-bathroom manufactured home. The property includes a 1.5-stall garage and multiple outbuildings, offering excellent storage and workshop potential. An additional older dwelling on the property presents an opportunity for completion or renovation—bring your vision and creativity to finish this bonus structure. This property offers room to roam, space for hobbies, animals, or recreational activities. The home and structures would benefit from cosmetic updates and maintenance to reach their full potential. Perfect for those seeking privacy, acreage, and the opportunity to customize their rural retreat. The property's generous land provides endless possibilities for gardening, livestock, equipment storage, or simply enjoying the peace of country life. Showings available by appointment. Property sold as-is.

18. 2026-04-19
    status Pending 959-char remark

    Show marketing remark (959 chars)

    Spacious 3-Bedroom, 2-Bath Manufactured Home on 10 Acres Discover country living on this expansive 10-acre property featuring a 3-bedroom, 2-bathroom manufactured home. The property includes a 1.5-stall garage and multiple outbuildings, offering excellent storage and workshop potential. An additional older dwelling on the property presents an opportunity for completion or renovation—bring your vision and creativity to finish this bonus structure. This property offers room to roam, space for hobbies, animals, or recreational activities. The home and structures would benefit from cosmetic updates and maintenance to reach their full potential. Perfect for those seeking privacy, acreage, and the opportunity to customize their rural retreat. The property's generous land provides endless possibilities for gardening, livestock, equipment storage, or simply enjoying the peace of country life. Showings available by appointment. Property sold as-is.

19. 2026-03-12
    status Active

    Show marketing remark (959 chars)

    Spacious 3-Bedroom, 2-Bath Manufactured Home on 10 Acres Discover country living on this expansive 10-acre property featuring a 3-bedroom, 2-bathroom manufactured home. The property includes a 1.5-stall garage and multiple outbuildings, offering excellent storage and workshop potential. An additional older dwelling on the property presents an opportunity for completion or renovation—bring your vision and creativity to finish this bonus structure. This property offers room to roam, space for hobbies, animals, or recreational activities. The home and structures would benefit from cosmetic updates and maintenance to reach their full potential. Perfect for those seeking privacy, acreage, and the opportunity to customize their rural retreat. The property's generous land provides endless possibilities for gardening, livestock, equipment storage, or simply enjoying the peace of country life. Showings available by appointment. Property sold as-is.

20. 2026-03-12
    status Active 959-char remark

    Show marketing remark (959 chars)

    Spacious 3-Bedroom, 2-Bath Manufactured Home on 10 Acres Discover country living on this expansive 10-acre property featuring a 3-bedroom, 2-bathroom manufactured home. The property includes a 1.5-stall garage and multiple outbuildings, offering excellent storage and workshop potential. An additional older dwelling on the property presents an opportunity for completion or renovation—bring your vision and creativity to finish this bonus structure. This property offers room to roam, space for hobbies, animals, or recreational activities. The home and structures would benefit from cosmetic updates and maintenance to reach their full potential. Perfect for those seeking privacy, acreage, and the opportunity to customize their rural retreat. The property's generous land provides endless possibilities for gardening, livestock, equipment storage, or simply enjoying the peace of country life. Showings available by appointment. Property sold as-is.

21. 2026-03-12
    status Active 959-char remark

    Show marketing remark (959 chars)

    Spacious 3-Bedroom, 2-Bath Manufactured Home on 10 Acres Discover country living on this expansive 10-acre property featuring a 3-bedroom, 2-bathroom manufactured home. The property includes a 1.5-stall garage and multiple outbuildings, offering excellent storage and workshop potential. An additional older dwelling on the property presents an opportunity for completion or renovation—bring your vision and creativity to finish this bonus structure. This property offers room to roam, space for hobbies, animals, or recreational activities. The home and structures would benefit from cosmetic updates and maintenance to reach their full potential. Perfect for those seeking privacy, acreage, and the opportunity to customize their rural retreat. The property's generous land provides endless possibilities for gardening, livestock, equipment storage, or simply enjoying the peace of country life. Showings available by appointment. Property sold as-is.

22. 2026-02-11
    status Pending 959-char remark

    Show marketing remark (959 chars)

    Spacious 3-Bedroom, 2-Bath Manufactured Home on 10 Acres Discover country living on this expansive 10-acre property featuring a 3-bedroom, 2-bathroom manufactured home. The property includes a 1.5-stall garage and multiple outbuildings, offering excellent storage and workshop potential. An additional older dwelling on the property presents an opportunity for completion or renovation—bring your vision and creativity to finish this bonus structure. This property offers room to roam, space for hobbies, animals, or recreational activities. The home and structures would benefit from cosmetic updates and maintenance to reach their full potential. Perfect for those seeking privacy, acreage, and the opportunity to customize their rural retreat. The property's generous land provides endless possibilities for gardening, livestock, equipment storage, or simply enjoying the peace of country life. Showings available by appointment. Property sold as-is.

23. 2026-02-11
    status Pending 959-char remark

    Show marketing remark (959 chars)

    Spacious 3-Bedroom, 2-Bath Manufactured Home on 10 Acres Discover country living on this expansive 10-acre property featuring a 3-bedroom, 2-bathroom manufactured home. The property includes a 1.5-stall garage and multiple outbuildings, offering excellent storage and workshop potential. An additional older dwelling on the property presents an opportunity for completion or renovation—bring your vision and creativity to finish this bonus structure. This property offers room to roam, space for hobbies, animals, or recreational activities. The home and structures would benefit from cosmetic updates and maintenance to reach their full potential. Perfect for those seeking privacy, acreage, and the opportunity to customize their rural retreat. The property's generous land provides endless possibilities for gardening, livestock, equipment storage, or simply enjoying the peace of country life. Showings available by appointment. Property sold as-is.

24. 2026-02-11
    status Pending

    Show marketing remark (959 chars)

    Spacious 3-Bedroom, 2-Bath Manufactured Home on 10 Acres Discover country living on this expansive 10-acre property featuring a 3-bedroom, 2-bathroom manufactured home. The property includes a 1.5-stall garage and multiple outbuildings, offering excellent storage and workshop potential. An additional older dwelling on the property presents an opportunity for completion or renovation—bring your vision and creativity to finish this bonus structure. This property offers room to roam, space for hobbies, animals, or recreational activities. The home and structures would benefit from cosmetic updates and maintenance to reach their full potential. Perfect for those seeking privacy, acreage, and the opportunity to customize their rural retreat. The property's generous land provides endless possibilities for gardening, livestock, equipment storage, or simply enjoying the peace of country life. Showings available by appointment. Property sold as-is.

25. 2025-11-25
    historical Contingent - Sale of Another Property 959-char remark

    Show marketing remark (959 chars)

    Spacious 3-Bedroom, 2-Bath Manufactured Home on 10 Acres Discover country living on this expansive 10-acre property featuring a 3-bedroom, 2-bathroom manufactured home. The property includes a 1.5-stall garage and multiple outbuildings, offering excellent storage and workshop potential. An additional older dwelling on the property presents an opportunity for completion or renovation—bring your vision and creativity to finish this bonus structure. This property offers room to roam, space for hobbies, animals, or recreational activities. The home and structures would benefit from cosmetic updates and maintenance to reach their full potential. Perfect for those seeking privacy, acreage, and the opportunity to customize their rural retreat. The property's generous land provides endless possibilities for gardening, livestock, equipment storage, or simply enjoying the peace of country life. Showings available by appointment. Property sold as-is.

26. 2025-11-09
    listed $124,900 Active

    Show marketing remark (959 chars)

    Spacious 3-Bedroom, 2-Bath Manufactured Home on 10 Acres Discover country living on this expansive 10-acre property featuring a 3-bedroom, 2-bathroom manufactured home. The property includes a 1.5-stall garage and multiple outbuildings, offering excellent storage and workshop potential. An additional older dwelling on the property presents an opportunity for completion or renovation—bring your vision and creativity to finish this bonus structure. This property offers room to roam, space for hobbies, animals, or recreational activities. The home and structures would benefit from cosmetic updates and maintenance to reach their full potential. Perfect for those seeking privacy, acreage, and the opportunity to customize their rural retreat. The property's generous land provides endless possibilities for gardening, livestock, equipment storage, or simply enjoying the peace of country life. Showings available by appointment. Property sold as-is.

27. 2025-11-09
    listed $124,900 Active 959-char remark

    Show marketing remark (959 chars)

    Spacious 3-Bedroom, 2-Bath Manufactured Home on 10 Acres Discover country living on this expansive 10-acre property featuring a 3-bedroom, 2-bathroom manufactured home. The property includes a 1.5-stall garage and multiple outbuildings, offering excellent storage and workshop potential. An additional older dwelling on the property presents an opportunity for completion or renovation—bring your vision and creativity to finish this bonus structure. This property offers room to roam, space for hobbies, animals, or recreational activities. The home and structures would benefit from cosmetic updates and maintenance to reach their full potential. Perfect for those seeking privacy, acreage, and the opportunity to customize their rural retreat. The property's generous land provides endless possibilities for gardening, livestock, equipment storage, or simply enjoying the peace of country life. Showings available by appointment. Property sold as-is.

28. 2025-11-09
    listed $124,900 Active 959-char remark

    Show marketing remark (959 chars)

    Spacious 3-Bedroom, 2-Bath Manufactured Home on 10 Acres Discover country living on this expansive 10-acre property featuring a 3-bedroom, 2-bathroom manufactured home. The property includes a 1.5-stall garage and multiple outbuildings, offering excellent storage and workshop potential. An additional older dwelling on the property presents an opportunity for completion or renovation—bring your vision and creativity to finish this bonus structure. This property offers room to roam, space for hobbies, animals, or recreational activities. The home and structures would benefit from cosmetic updates and maintenance to reach their full potential. Perfect for those seeking privacy, acreage, and the opportunity to customize their rural retreat. The property's generous land provides endless possibilities for gardening, livestock, equipment storage, or simply enjoying the peace of country life. Showings available by appointment. Property sold as-is.

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

Tax reassessment forecast MN · Partial reset (capped growth)

• Current annual tax: $730 · $61/mo
• Projected year-2 tax: $1,064 · $89/mo
• Expected delta: +$334/yr (+$28/mo · 45.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,836
• − Mortgage interest: −$6,996
• − Property taxes: −$730
• − Insurance: −$624
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$3,633
• Taxable loss: −$362
• Est. tax savings @ 24.0%: +$87
• After-tax cash flow: $1,803/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: Mesabi East School District
• NCES district ID: 2791450
• Math proficiency: 27% ▼ -17.00%
• Reading proficiency: 47% ▼ -8.00%
• Median HH income: $47,546
• Composite: 31.69/100
• National rank: #5922
• State rank: #240 of 301 in MN

Livability — Aurora

• Score: 71/100
• State rank: #312
• US rank: #6901

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,248

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 202,411 people
• By 2030: 203,234 · +0.4%
• By 2040: 202,520 · +0.1%
• By 2050: 200,853 · -0.8%
• By 2075: 200,943 · -0.7%
• By 2100: 192,058 · -5.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Native American 2% Two or more races 2%
• Common ancestry: Portuguese 12% Slovak 5% Iranian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · St. Louis

• 2024 margin: D (+13.7) · D 55.9% · R 42.2% · Other 1.8%
• 2008→2024 swing: -18.8pp toward R · 2008: 32.5pp · 2024: 13.7pp
• All cycles: 2024: D+13.7 2020: D+15.6 2016: D+11.8 2012: D+29.6 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.93%
• Current HPI: 266.5875
• 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

+0.0% since first listed

12 events — show timeline

• 2026-04-19 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-19 Pending — LSAR
• 2026-03-12 Relisted — RAOR
• 2026-03-12 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-12 Relisted — LSAR
• 2026-02-11 Pending — LSAR
• 2026-02-11 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-11 Pending — RAOR
• 2025-11-25 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-09 Listed $124,900 RAOR
• 2025-11-09 Listed $124,900 LSAR
• 2025-11-09 Listed $124,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+12.8%/yr

Latest (2025): $730 · +9.3% YoY. Source: county tax records.