1845 83rd St W · Inver Grove Heights, MN 55077

$134,900

3 bd · 2.0 ba · 1,300 sqft · SingleFamily · 5 Days on market

Built 2008 ↓ 11% 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
• Schools +4.9/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming three-bedroom, two-bathroom manufactured/mobile home nestled in the sought-after Emerald Hills Village community in Inver Grove Heights. Residents enjoy access to a community pool, park, and tornado shelter, all in a peaceful, well-kept neighborhood conveniently located near great shopping, dining, and the Eagan YMCA. Step inside to a bright, open-concept living space anchored by a spacious living room with a gas fireplace and large windows that flood the home with natural light. The kitchen is a real standout, offering stainless steel appliances, generous oak cabinetry, plenty of counter space, and a breakfast bar — great for entertaining or everyday living.

Key facts

• Community pool
• Community park
• Gas fireplace

Tags

• COMMUNITY POOL
• COMMUNITY PARK
• OPEN-CONCEPT LIVING SPACE
• GAS FIREPLACE
• STAINLESS STEEL APPLIANCES
• AMPLE OAK CABINETRY

Property features AI

Finance

• Other: Association amenities listed as 'Other'
• HOA & community: Part of Emerald Hills Village; Monthly association fee of $855; Association provides professional management and other included services

Exterior

• Parking: Concrete parking
• Utilities: City water (connected); City sewer (connected); Natural gas
• Home design: Residential property; Manufactured home; One story; No stairs internally (accessible); Association-maintained paved streets
• Construction: Foundation described as 'Other'; Above-grade finished area approximately 1,300
• Exterior features: Front porch; Vinyl exterior; Storage shed; Light tree coverage; Shared pool

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: Three bedrooms — all on the main level; Primary bedroom is a main-floor primary suite
• Bathrooms: One full bathroom on the main level; One three-quarter (3/4) primary bathroom (private)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans; Living/dining room combo; Breakfast bar and breakfast area; Kitchen window; Primary bedroom with walk-in closet; Main-floor primary bedroom; All living facilities on one level; No internal stairs; Gas fireplace in the living room (1)
• Laundry & utility: Main-level laundry room; Washer and dryer included; Gas water heater; Owned water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $882 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 14.7% vs local median 3.2% in Inver Grove Heights — 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 76/100 on livability (#146 in MN, #3,277 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: amenities F, health & safety F.
• Rosemount-Apple Valley-Eagan (suburban): math 50% / reading 58% proficiency, ranked #58 of 301 in MN (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.4%/yr); 86 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 2,134 units permitted in Dakota County in 2024 (898 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Dakota County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 1.4% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.76% ✓
• Cap rate: 14.73%
• Cash-on-cash: 30.13%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.42% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 1.81×
• Total profit: $30,655
• Equity at exit: $20,114

10-year hold

• IRR: 27.4%
• Equity multiple: 3.24×
• Total profit: $84,515
• Equity at exit: $11,664

Cash invested: $37,772 (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 55077

• Home prices YoY: -34.9%
• Rents YoY: 1.4%
• Active inventory: 86
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,380 medium
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $882

Break-even live

Break-even rent $1,264

Max offer price $134,900

Occupancy floor 58%

Sensitivity live

Price	-10% $975	-5% $928	+0% $882	+5% $835	+10% $789
Rent	-10% $694	-5% $788	+0% $882	+5% $976	+10% $1,070
Rate	-1.0pp $950	-0.5pp $916	base $882	+0.5pp $847	+1.0pp $811

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3288 Dodd Ln Saint Paul, MN	3.0	1.5	1224	$2,000	$1.63	22d	1	1.23mi
1462 80th St E Inver Grove Heights, MN	2.0	1.0–2.5	1084	$2,749	$2.53	0d	13	1.40mi

Listing history 8 events

1. 2026-06-21
   days on market $134,900 Active 5 DOM
2. 2026-06-18
   days on market $134,900 Active 2 DOM
3. 2026-06-17
   days on marketlisting id $134,900 Active 1 DOM
4. 2026-06-01
   days on market $134,900 Active 119 DOM
5. 2026-05-31
   days on market $134,900 Active 118 DOM
6. 2026-03-23
   price $134,900
7. 2026-02-25
   price $142,000
8. 2026-02-02
   listed $152,000 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 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 14 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: $28,565
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$1,472
• − Repairs & maintenance: −$2,285
• − Management: −$2,285
• − Depreciation: −$3,924
• Taxable income: $9,018
• Est. tax owed @ 24.0%: −$2,164
• After-tax cash flow: $8,417/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: Rosemount-Apple Valley-Eagan
• NCES district ID: 2732390
• Math proficiency: 50% ▼ -14.00%
• Reading proficiency: 58% ▼ -7.00%
• Median HH income: $85,559
• Composite: 49.48/100
• National rank: #2000
• State rank: #58 of 301 in MN

Livability — Inver Grove Heights

• Score: 76/100
• State rank: #146
• US rank: #3277

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: Inver Grove Heights, MN
• County: Dakota County · 417,704 people
• City population: 14,503
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 14,503
• Household income: $111,967
• Rent vs Own: 38.6% rent · 61.4% own
• Severe rent burden: 464.0

Population outlook (Dakota County) Hauer SSP2

• Today (2025): 450,671 people
• By 2030: 465,068 · +3.2%
• By 2040: 486,770 · +8.0%
• By 2050: 498,743 · +10.7%
• By 2075: 533,865 · +18.5%
• By 2100: 550,133 · +22.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 12% Two or more races 7% Asian 6% Black 6%
• Hispanic origin (detail): Mexican 7% Dominican 2%
• Common ancestry: Portuguese 12% Italian 4% Romanian 4%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 8% Other Asian/Pacific 3% French/Haitian/Cajun 1%

Political lean MEDSL · Dakota

• 2024 margin: D (+12.9) · D 55.4% · R 42.5% · Other 2.1%
• 2008→2024 swing: +7.4pp toward D · 2008: 5.5pp · 2024: 12.9pp
• All cycles: 2024: D+12.9 2020: D+13.9 2016: D+4.7 2012: D+2.9 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -112.88%
• Current HPI: 210.7031
• Rent YoY: ▲ 1.42%
• 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

Price history

-11.2% since first listed

3 events — show timeline

• 2026-03-23 Price Changed $134,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-25 Price Changed $142,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-02 Listed $152,000 NORTHSTARMLS as Distributed by MLS Grid