111 Newton St · Mankato, MN 56001

$72,500

3 bd · 2.0 ba · 1,280 sqft · Other · 205 Days on market

Built 2012 $57/sqft · 74% below area ↓ 9% since listing

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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
• Rent growth +4.6/5.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained 3-bedroom, 2-full-bath single-wide home is located in University Park Mobil Home Community. The layout features a split-bedroom design for added privacy, with an open-concept living area that connects the kitchen and dining space. Ideal for everyday living and entertaining. Interior highlights include updated flooring, ample cabinet storage, and a dedicated laundry area. The primary suite offers a full private bath. The home has two additional bedrooms plus a second full bath. Outside, the property includes a yard and off-street parking. University Park offers a convenient location with access to nearby amenities, shopping, schools, and major roadways. This home is move-in ready. Schedule your showing today.

Key facts

• Full private bath
• Split-bedroom design
• Updated flooring

Tags

• SPLIT-BEDROOM DESIGN
• OPEN-CONCEPT LIVING AREA
• UPDATED FLOORING
• AMPLE CABINET STORAGE
• DEDICATED LAUNDRY AREA
• FULL PRIVATE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $72k.

Deal economics

• At list price, monthly cash flow is $795 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.4% vs local median 3.4% in Mankato — 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 77/100 on livability (#133 in MN, #2,970 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: crime C-, amenities C-, commute F.
• Mankato Public School District (urban): math 48% / reading 56% proficiency, ranked #98 of 301 in MN (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+8.6%/yr); 352 active listings in the ZIP; 7 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; 269 units permitted in Blue Earth County in 2024 (154 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $501 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Blue Earth County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $63,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 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 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?
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: 2.14% ✓
• Cap rate: 19.45%
• Cash-on-cash: 46.98%
• DSCR: 3.09
• GRM: 3.9

CMA / ARV

• ARV (median comp): $281,452
• List price: $72,500
• Delta: -74.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 49.6%
• Equity multiple: 3.32×
• Total profit: $47,051
• Equity at exit: $10,810

10-year hold

• IRR: 57.1%
• Equity multiple: 8.06×
• Total profit: $143,380
• Equity at exit: $6,268

Cash invested: $20,300 (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 56001

• Rents YoY: 8.6%
• Active inventory: 352
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,551 high
• Mortgage (P&I): −$380
• Tax from tax record: −$20 /mo · $240/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $795

Break-even live

Break-even rent $545

Max offer price $72,500

Occupancy floor 44%

Sensitivity live

Price	-10% $836	-5% $815	+0% $795	+5% $774	+10% $754
Rent	-10% $672	-5% $734	+0% $795	+5% $856	+10% $917
Rate	-1.0pp $831	-0.5pp $813	base $795	+0.5pp $776	+1.0pp $757

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
875 Heron Dr Mankato, MN	2.0	1.0	919	$1,098	$1.19	44d	1	0.20mi
103 Everglades Trl Mankato, MN	2.0–4.0	2.5	1453	$1,860	$1.28	44d	3	0.74mi
140 Homestead Rd Mankato, MN	1.0–3.0	1.0	843	$1,313	$1.56	44d	8	0.75mi
109 Willow Cascades Trl Unit 109 WCT Mankato, MN	3.0	2.5	1500	$1,850	$1.23	44d	1	0.76mi
200 Briargate Rd Mankato, MN	1.0–3.0	1.0–3.0	912	$1,799	$1.97	44d	32	0.91mi
701 S Victory Dr Unit 8 Mankato, MN	2.0	1.0	925	$1,349	$1.46	44d	1	1.11mi
50 Hilltop Ln Mankato, MN	1.0–2.0	1.0	760	$1,010	$1.33	44d	11	1.27mi

Listing history 5 events

1. 2026-04-23
   price $72,500 738-char remark

   Show marketing remark (738 chars)

   This well-maintained 3-bedroom, 2-full-bath single-wide home is located in University Park Mobil Home Community. The layout features a split-bedroom design for added privacy, with an open-concept living area that connects the kitchen and dining space. Ideal for everyday living and entertaining. Interior highlights include updated flooring, ample cabinet storage, and a dedicated laundry area. The primary suite offers a full private bath. The home has two additional bedrooms plus a second full bath. Outside, the property includes a yard and off-street parking. University Park offers a convenient location with access to nearby amenities, shopping, schools, and major roadways. This home is move-in ready. Schedule your showing today.

2. 2026-03-27
   price $75,500 738-char remark

   Show marketing remark (738 chars)

   This well-maintained 3-bedroom, 2-full-bath single-wide home is located in University Park Mobil Home Community. The layout features a split-bedroom design for added privacy, with an open-concept living area that connects the kitchen and dining space. Ideal for everyday living and entertaining. Interior highlights include updated flooring, ample cabinet storage, and a dedicated laundry area. The primary suite offers a full private bath. The home has two additional bedrooms plus a second full bath. Outside, the property includes a yard and off-street parking. University Park offers a convenient location with access to nearby amenities, shopping, schools, and major roadways. This home is move-in ready. Schedule your showing today.

3. 2026-02-20
   status Active 738-char remark

   Show marketing remark (738 chars)

   This well-maintained 3-bedroom, 2-full-bath single-wide home is located in University Park Mobil Home Community. The layout features a split-bedroom design for added privacy, with an open-concept living area that connects the kitchen and dining space. Ideal for everyday living and entertaining. Interior highlights include updated flooring, ample cabinet storage, and a dedicated laundry area. The primary suite offers a full private bath. The home has two additional bedrooms plus a second full bath. Outside, the property includes a yard and off-street parking. University Park offers a convenient location with access to nearby amenities, shopping, schools, and major roadways. This home is move-in ready. Schedule your showing today.

4. 2026-02-03
   historical Contingent - Other 738-char remark

   Show marketing remark (738 chars)

   This well-maintained 3-bedroom, 2-full-bath single-wide home is located in University Park Mobil Home Community. The layout features a split-bedroom design for added privacy, with an open-concept living area that connects the kitchen and dining space. Ideal for everyday living and entertaining. Interior highlights include updated flooring, ample cabinet storage, and a dedicated laundry area. The primary suite offers a full private bath. The home has two additional bedrooms plus a second full bath. Outside, the property includes a yard and off-street parking. University Park offers a convenient location with access to nearby amenities, shopping, schools, and major roadways. This home is move-in ready. Schedule your showing today.

5. 2025-11-05
   listed $79,900 Active 738-char remark

   Show marketing remark (738 chars)

   This well-maintained 3-bedroom, 2-full-bath single-wide home is located in University Park Mobil Home Community. The layout features a split-bedroom design for added privacy, with an open-concept living area that connects the kitchen and dining space. Ideal for everyday living and entertaining. Interior highlights include updated flooring, ample cabinet storage, and a dedicated laundry area. The primary suite offers a full private bath. The home has two additional bedrooms plus a second full bath. Outside, the property includes a yard and off-street parking. University Park offers a convenient location with access to nearby amenities, shopping, schools, and major roadways. This home is move-in ready. Schedule your showing today.

ⓘ 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: $240 · $20/mo
• Projected year-2 tax: $526 · $44/mo
• Expected delta: +$286/yr (+$24/mo · 119.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,611
• − Mortgage interest: −$4,061
• − Property taxes: −$240
• − Insurance: −$362
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$2,109
• Taxable income: $8,861
• Est. tax owed @ 24.0%: −$2,127
• After-tax cash flow: $7,411/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: Mankato Public School District
• NCES district ID: 2718780
• Math proficiency: 48% ▼ -11.00%
• Reading proficiency: 56% ▼ -8.00%
• Median HH income: $49,469
• Composite: 44.36/100
• National rank: #2819
• State rank: #98 of 301 in MN

Livability — Mankato

• Score: 77/100
• State rank: #133
• US rank: #2970

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mankato, MN
• County: Blue Earth County · 51,585 people
• City population: 51,585
• Metro: Mankato, MN
• Population (ZIP): 51,585
• Household income: $69,531
• Rent vs Own: 45.9% rent · 54.1% own
• Severe rent burden: 2394.0

Population outlook (Blue Earth County) Hauer SSP2

• Today (2025): 70,208 people
• By 2030: 72,708 · +3.6%
• By 2040: 77,481 · +10.4%
• By 2050: 82,842 · +18.0%
• By 2075: 99,990 · +42.4%
• By 2100: 116,795 · +66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 6% Hispanic / Latino 5% Two or more races 4% Asian 3%
• Common ancestry: Portuguese 11% Lithuanian 3% Romanian 3%
• Foreign-born: 8% · Canada, Vietnam, South Korea
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Blue Earth

• 2024 margin: Toss-up / Even · D 48.3% · R 49.5% · Other 2.1%
• 2008→2024 swing: -14.2pp toward R · 2008: 12.9pp · 2024: -1.2pp
• All cycles: 2024: R+1.2 2020: D+4.4 2016: R+3.7 2012: D+9.5 2008: D+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -192.46%
• Current HPI: 189.8485
• Rent YoY: ▲ 8.55%
• Metro: Mankato, 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

Price history

-9.3% since first listed

5 events — show timeline

• 2026-04-23 Price Changed $72,500 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-27 Price Changed $75,500 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-20 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-03 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-05 Listed $79,900 NORTHSTARMLS as Distributed by MLS Grid