13658 Clearwater Forest Cir · Fair Haven, MN 55382

$90,000

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 93 Days on market

Built 1998 Fair condition 42 ac lot ↓ 17% 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 +5.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Whether you're looking for a weekend retreat or a year round home, lot # 42 in Clearwater Forest Community has it all. This spacious 3 bedroom 2 bathroom with vaulted ceilings and updated kitchen, is tucked into a serene wooded lot among the 40 acre Clearwater Forest Community located on Clearwater Lake! There is a community outdoor heated pool, activities throughout the summer, playground, showers, fish cleaning station, dock rental slips and more. This community is a great one to be a part of!

Key facts

• Outdoor heated pool
• Dock rental slips
• Playground

Tags

• OUTDOOR HEATED POOL
• PLAYGROUND
• FISH CLEANING STATION
• DOCK RENTAL SLIPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $558 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Annandale Public School District (town): math 57% / reading 64% proficiency, ranked #38 of 301 in MN (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 32 active listings in the ZIP; 661 units permitted in Stearns County in 2024 (291 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Stearns County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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 $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 1.66% ✓
• Cap rate: 13.74%
• Cash-on-cash: 26.59%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.4%
• Equity multiple: 1.83×
• Total profit: $20,997
• Equity at exit: $13,419

10-year hold

• IRR: 28.6%
• Equity multiple: 3.55×
• Total profit: $64,162
• Equity at exit: $7,782

Cash invested: $25,200 (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 55382

• Home prices YoY: -23.9%
• Active inventory: 32
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,494 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $558

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 58%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $90,000 Active 93 DOM
2. 2026-06-17
   days on market $90,000 Active 92 DOM
3. 2026-06-16
   days on market $90,000 Active 91 DOM
4. 2026-06-15
   days on market $90,000 Active 90 DOM
5. 2026-06-13
   days on market $90,000 Active 88 DOM
6. 2026-06-13
   days on market $90,000 Active 87 DOM
7. 2026-06-09
   days on market $90,000 Active 84 DOM
8. 2026-06-08
   days on market $90,000 Active 83 DOM
9. 2026-06-07
   days on market $90,000 Active 82 DOM
10. 2026-06-04
    days on market $90,000 Active 79 DOM
11. 2026-06-03
    days on market $90,000 Active 78 DOM
12. 2026-06-02
    days on market $90,000 Active 77 DOM
13. 2026-06-01
    days on market $90,000 Active 76 DOM
14. 2026-05-31
    days on market $90,000 Active 75 DOM
15. 2026-03-17
    listed $90,000 Active 501-char remark

    Show marketing remark (501 chars)

    Whether you're looking for a weekend retreat or a year round home, lot # 42 in Clearwater Forest Community has it all. This spacious 3 bedroom 2 bathroom with vaulted ceilings and updated kitchen, is tucked into a serene wooded lot among the 40 acre Clearwater Forest Community located on Clearwater Lake! There is a community outdoor heated pool, activities throughout the summer, playground, showers, fish cleaning station, dock rental slips and more. This community is a great one to be a part of!

16. 2025-07-11
    soldstatus $80,000 Sold 1025-char remark

    Show marketing remark (1025 chars)

    This is your perfect opportunity to join the Clearwater Forest Resort Community, located on Clearwater Lake and nestled on 40 acres! This home is livable year-round on lot #42 offering a quiet and serene lifestyle you crave while still living amongst the community. Enjoy peace and quiet on this lot with woods in the back and mature trees on the lot that shades the home! You do rent the lot. This spacious home offers 3 bedrooms, 2 baths, vaulted ceilings, laundry room, and updated kitchen area. Enjoy everything the resort has to offer including – community heated pool, private lake access and marina, dock rental slips, playground, fish cleaning facility, and showers to name a few! Boat slips are available to enjoy Clearwater Lake with its great fishing spanning over 3,100 acres of water. Become part of the 81 manufactured home sites along with the 89 seasonal campsites this resort boasts, join some activities throughout the summer, and you’ll surely find this community a great one to be a part of!

17. 2025-07-05
    status Pending 1025-char remark

    Show marketing remark (1025 chars)

    This is your perfect opportunity to join the Clearwater Forest Resort Community, located on Clearwater Lake and nestled on 40 acres! This home is livable year-round on lot #42 offering a quiet and serene lifestyle you crave while still living amongst the community. Enjoy peace and quiet on this lot with woods in the back and mature trees on the lot that shades the home! You do rent the lot. This spacious home offers 3 bedrooms, 2 baths, vaulted ceilings, laundry room, and updated kitchen area. Enjoy everything the resort has to offer including – community heated pool, private lake access and marina, dock rental slips, playground, fish cleaning facility, and showers to name a few! Boat slips are available to enjoy Clearwater Lake with its great fishing spanning over 3,100 acres of water. Become part of the 81 manufactured home sites along with the 89 seasonal campsites this resort boasts, join some activities throughout the summer, and you’ll surely find this community a great one to be a part of!

18. 2025-06-28
    historical Contingent - Other 1025-char remark

    Show marketing remark (1025 chars)

    This is your perfect opportunity to join the Clearwater Forest Resort Community, located on Clearwater Lake and nestled on 40 acres! This home is livable year-round on lot #42 offering a quiet and serene lifestyle you crave while still living amongst the community. Enjoy peace and quiet on this lot with woods in the back and mature trees on the lot that shades the home! You do rent the lot. This spacious home offers 3 bedrooms, 2 baths, vaulted ceilings, laundry room, and updated kitchen area. Enjoy everything the resort has to offer including – community heated pool, private lake access and marina, dock rental slips, playground, fish cleaning facility, and showers to name a few! Boat slips are available to enjoy Clearwater Lake with its great fishing spanning over 3,100 acres of water. Become part of the 81 manufactured home sites along with the 89 seasonal campsites this resort boasts, join some activities throughout the summer, and you’ll surely find this community a great one to be a part of!

19. 2025-05-22
    price $89,900 1025-char remark

    Show marketing remark (1025 chars)

    This is your perfect opportunity to join the Clearwater Forest Resort Community, located on Clearwater Lake and nestled on 40 acres! This home is livable year-round on lot #42 offering a quiet and serene lifestyle you crave while still living amongst the community. Enjoy peace and quiet on this lot with woods in the back and mature trees on the lot that shades the home! You do rent the lot. This spacious home offers 3 bedrooms, 2 baths, vaulted ceilings, laundry room, and updated kitchen area. Enjoy everything the resort has to offer including – community heated pool, private lake access and marina, dock rental slips, playground, fish cleaning facility, and showers to name a few! Boat slips are available to enjoy Clearwater Lake with its great fishing spanning over 3,100 acres of water. Become part of the 81 manufactured home sites along with the 89 seasonal campsites this resort boasts, join some activities throughout the summer, and you’ll surely find this community a great one to be a part of!

20. 2025-05-02
    price $94,000 1025-char remark

    Show marketing remark (1025 chars)

    This is your perfect opportunity to join the Clearwater Forest Resort Community, located on Clearwater Lake and nestled on 40 acres! This home is livable year-round on lot #42 offering a quiet and serene lifestyle you crave while still living amongst the community. Enjoy peace and quiet on this lot with woods in the back and mature trees on the lot that shades the home! You do rent the lot. This spacious home offers 3 bedrooms, 2 baths, vaulted ceilings, laundry room, and updated kitchen area. Enjoy everything the resort has to offer including – community heated pool, private lake access and marina, dock rental slips, playground, fish cleaning facility, and showers to name a few! Boat slips are available to enjoy Clearwater Lake with its great fishing spanning over 3,100 acres of water. Become part of the 81 manufactured home sites along with the 89 seasonal campsites this resort boasts, join some activities throughout the summer, and you’ll surely find this community a great one to be a part of!

21. 2025-03-17
    price $97,500 1025-char remark

    Show marketing remark (1025 chars)

    This is your perfect opportunity to join the Clearwater Forest Resort Community, located on Clearwater Lake and nestled on 40 acres! This home is livable year-round on lot #42 offering a quiet and serene lifestyle you crave while still living amongst the community. Enjoy peace and quiet on this lot with woods in the back and mature trees on the lot that shades the home! You do rent the lot. This spacious home offers 3 bedrooms, 2 baths, vaulted ceilings, laundry room, and updated kitchen area. Enjoy everything the resort has to offer including – community heated pool, private lake access and marina, dock rental slips, playground, fish cleaning facility, and showers to name a few! Boat slips are available to enjoy Clearwater Lake with its great fishing spanning over 3,100 acres of water. Become part of the 81 manufactured home sites along with the 89 seasonal campsites this resort boasts, join some activities throughout the summer, and you’ll surely find this community a great one to be a part of!

22. 2025-01-17
    price $104,900 1025-char remark

    Show marketing remark (1025 chars)

    This is your perfect opportunity to join the Clearwater Forest Resort Community, located on Clearwater Lake and nestled on 40 acres! This home is livable year-round on lot #42 offering a quiet and serene lifestyle you crave while still living amongst the community. Enjoy peace and quiet on this lot with woods in the back and mature trees on the lot that shades the home! You do rent the lot. This spacious home offers 3 bedrooms, 2 baths, vaulted ceilings, laundry room, and updated kitchen area. Enjoy everything the resort has to offer including – community heated pool, private lake access and marina, dock rental slips, playground, fish cleaning facility, and showers to name a few! Boat slips are available to enjoy Clearwater Lake with its great fishing spanning over 3,100 acres of water. Become part of the 81 manufactured home sites along with the 89 seasonal campsites this resort boasts, join some activities throughout the summer, and you’ll surely find this community a great one to be a part of!

23. 2024-12-04
    status Active 1025-char remark

    Show marketing remark (1025 chars)

    This is your perfect opportunity to join the Clearwater Forest Resort Community, located on Clearwater Lake and nestled on 40 acres! This home is livable year-round on lot #42 offering a quiet and serene lifestyle you crave while still living amongst the community. Enjoy peace and quiet on this lot with woods in the back and mature trees on the lot that shades the home! You do rent the lot. This spacious home offers 3 bedrooms, 2 baths, vaulted ceilings, laundry room, and updated kitchen area. Enjoy everything the resort has to offer including – community heated pool, private lake access and marina, dock rental slips, playground, fish cleaning facility, and showers to name a few! Boat slips are available to enjoy Clearwater Lake with its great fishing spanning over 3,100 acres of water. Become part of the 81 manufactured home sites along with the 89 seasonal campsites this resort boasts, join some activities throughout the summer, and you’ll surely find this community a great one to be a part of!

24. 2024-11-26
    historical Contingent - Other 1025-char remark

    Show marketing remark (1025 chars)

    This is your perfect opportunity to join the Clearwater Forest Resort Community, located on Clearwater Lake and nestled on 40 acres! This home is livable year-round on lot #42 offering a quiet and serene lifestyle you crave while still living amongst the community. Enjoy peace and quiet on this lot with woods in the back and mature trees on the lot that shades the home! You do rent the lot. This spacious home offers 3 bedrooms, 2 baths, vaulted ceilings, laundry room, and updated kitchen area. Enjoy everything the resort has to offer including – community heated pool, private lake access and marina, dock rental slips, playground, fish cleaning facility, and showers to name a few! Boat slips are available to enjoy Clearwater Lake with its great fishing spanning over 3,100 acres of water. Become part of the 81 manufactured home sites along with the 89 seasonal campsites this resort boasts, join some activities throughout the summer, and you’ll surely find this community a great one to be a part of!

25. 2024-10-28
    listed $108,900 Active 1025-char remark

    Show marketing remark (1025 chars)

    This is your perfect opportunity to join the Clearwater Forest Resort Community, located on Clearwater Lake and nestled on 40 acres! This home is livable year-round on lot #42 offering a quiet and serene lifestyle you crave while still living amongst the community. Enjoy peace and quiet on this lot with woods in the back and mature trees on the lot that shades the home! You do rent the lot. This spacious home offers 3 bedrooms, 2 baths, vaulted ceilings, laundry room, and updated kitchen area. Enjoy everything the resort has to offer including – community heated pool, private lake access and marina, dock rental slips, playground, fish cleaning facility, and showers to name a few! Boat slips are available to enjoy Clearwater Lake with its great fishing spanning over 3,100 acres of water. Become part of the 81 manufactured home sites along with the 89 seasonal campsites this resort boasts, join some activities throughout the summer, and you’ll surely find this community a great one to be a part of!

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,928
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$2,618
• Taxable income: $5,600
• Est. tax owed @ 24.0%: −$1,344
• After-tax cash flow: $5,356/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab

The home is in fair condition with moderate repairs needed. It has a spacious layout and updated kitchen, but requires some updates to the exterior and interior to increase its value.

Repairs flagged

• Minor wooden deck — slight wear on the wooden deck
• Minor outdoor furniture — some wear on outdoor furniture

Value-add opportunities

• Both paint interior walls — fresh paint can improve the overall appearance and value
• Both replace outdoor furniture — new furniture can enhance the curb appeal and rental value
• Both repair wooden deck — repairing the deck can extend its lifespan and improve the home's appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
wooden deck · slight wear on the wooden deck	Minor	$500–3,000
outdoor furniture · some wear on outdoor furniture	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint interior walls — fresh paint can improve the overall appearance and value ↑
• Both replace outdoor furniture — new furniture can enhance the curb appeal and rental value ↑
• Both repair wooden deck — repairing the deck can extend its lifespan and improve the home's appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Annandale Public School District
• NCES district ID: 2703150
• Math proficiency: 57% ▼ -8.00%
• Reading proficiency: 64% ▼ -3.00%
• Median HH income: $59,330
• Composite: 52.36/100
• National rank: #1586
• State rank: #38 of 301 in MN

Livability — Fair Haven

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,640

Population outlook (Stearns County) Hauer SSP2

• Today (2025): 162,629 people
• By 2030: 166,495 · +2.4%
• By 2040: 172,661 · +6.2%
• By 2050: 177,480 · +9.1%
• By 2075: 192,907 · +18.6%
• By 2100: 206,274 · +26.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Portuguese 7% Romanian 4% Lithuanian 3%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Stearns

• 2024 margin: Strong R (+26.8) · D 35.7% · R 62.5% · Other 1.9%
• 2008→2024 swing: -19.8pp toward R · 2008: -7.0pp · 2024: -26.8pp
• All cycles: 2024: R+26.8 2020: R+22.5 2016: R+27.9 2012: R+12.1 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.67%
• Current HPI: 244.1896
• 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

-17.4% since first listed

11 events — show timeline

• 2026-03-17 Listed $90,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-11 Sold (MLS) $80,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-05 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-28 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2025-05-22 Price Changed $89,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-05-02 Price Changed $94,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-03-17 Price Changed $97,500 NORTHSTARMLS as Distributed by MLS Grid
• 2025-01-17 Price Changed $104,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-12-04 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2024-11-26 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2024-10-28 Listed $108,900 NORTHSTARMLS as Distributed by MLS Grid