3 Bed 2 Bath Single Section Plan · Waite Park, MN 56301

$82,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 270 Days on market

Fair condition

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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
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Schools +2.8/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect place to call home at Bel Clare Estates, where convenience meets quality living. Nestled just 13 minutes away from the bustling heart of St. Cloud, our prime location offers easy access to restaurants, shopping, and entertainment. Enjoy close proximity to top-rated schools in the St. Cloud Area School District. Commuting is a breeze with quick access to State Route 23, Interstate 94, and State Route 15. Nature lovers will adore being just a mile from Quarry Park and Nature Preserve. At Bel Clare Estates, we elevate your lifestyle with fantastic amenities, including a basketball court, pet-friendly grounds, and a welcoming playground. Our storm shelter ensures safety during any weather event. Our caring community is here to support you every step of the way, with on-site management, maintenance, and an office to simplify the home-buying process. Enjoy well-lit streets and the convenience of a St. Cloud Metro Bus stop within our community. If you seek a beautiful community with exceptional amenities, make Bel Clare Estates your new home. Schedule a private tour today and experience the Bel Clare difference.

Key facts

• Basketball court
• Listed 269 days

Tags

• CLOSE PROXIMITY TO SCHOOLS
• QUICK ACCESS TO STATE ROUTE 23
• QUICK ACCESS TO INTERSTATE 94
• QUICK ACCESS TO STATE ROUTE 15
• JUST A MILE FROM QUARRY PARK
• BASKETBALL COURT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $83k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $587 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 4.2% in Waite Park — 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 80/100 on livability (#83 in MN, #1,944 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime C-, employment D, schools F.
• St. Cloud Public School District (urban): math 27% / reading 38% proficiency, ranked #264 of 301 in MN (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 218 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $573 of loan paydown is wiped out by about $2k 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 + 3.4% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 270 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 20% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $72,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 270 days. Have you received any prior offers? Is the seller open to a 12% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.77% ✓
• Cap rate: 14.79%
• Cash-on-cash: 30.35%
• DSCR: 2.35
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.38% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 2.06×
• Total profit: $24,546
• Equity at exit: $12,361

10-year hold

• IRR: 33.4%
• Equity multiple: 4.10×
• Total profit: $71,944
• Equity at exit: $7,168

Cash invested: $23,212 (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 56301

• Rents YoY: 3.4%
• Active inventory: 218
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,468 medium
• Mortgage (P&I): −$435
• Tax est. 1.5%: −$104 /mo · $1,244/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $587

Break-even live

Break-even rent $725

Max offer price $82,900

Occupancy floor 55%

Sensitivity live

Price	-10% $644	-5% $616	+0% $587	+5% $558	+10% $530
Rent	-10% $471	-5% $529	+0% $587	+5% $645	+10% $703
Rate	-1.0pp $629	-0.5pp $608	base $587	+0.5pp $566	+1.0pp $544

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: $20,725
• Closing costs: $2,487
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57 Arbor St Unit 57AR St Cloud, MN	3.0	2.0	1056	$1,259	$1.19	44d	1	0.04mi
94 Belmar St Unit 94BEL St Cloud, MN	3.0	2.0	1088	$1,449	$1.33	44d	1	0.09mi
47 Claremont St Unit 47CMT St Cloud, MN	3.0	2.0	1216	$1,439	$1.18	44d	1	0.12mi

Listing history 21 events

1. 2026-06-19
   days on market $82,900 Active 270 DOM
2. 2026-06-18
   days on market $82,900 Active 269 DOM
3. 2026-06-17
   days on market $82,900 Active 268 DOM
4. 2026-06-16
   days on market $82,900 Active 267 DOM
5. 2026-06-15
   days on market $82,900 Active 266 DOM
6. 2026-06-14
   days on market $82,900 Active 264 DOM
7. 2026-06-13
   days on market $82,900 Active 263 DOM
8. 2026-06-10
   days on market $82,900 Active 261 DOM
9. 2026-06-09
   days on market $82,900 Active 260 DOM
10. 2026-06-08
    days on market $82,900 Active 259 DOM
11. 2026-06-07
    days on market $82,900 Active 258 DOM
12. 2026-06-03
    days on market $82,900 Active 254 DOM
13. 2026-06-02
    days on market $82,900 Active 253 DOM
14. 2026-06-01
    days on market $82,900 Active 252 DOM
15. 2026-05-31
    days on market $82,900 Active 251 DOM
16. 2026-05-30
    days on market $82,900 Active 250 DOM
17. 2026-05-13
    price $82,900 1143-char remark

    Show marketing remark (1143 chars)

    Discover the perfect place to call home at Bel Clare Estates, where convenience meets quality living. Nestled just 13 minutes away from the bustling heart of St. Cloud, our prime location offers easy access to restaurants, shopping, and entertainment. Enjoy close proximity to top-rated schools in the St. Cloud Area School District. Commuting is a breeze with quick access to State Route 23, Interstate 94, and State Route 15. Nature lovers will adore being just a mile from Quarry Park and Nature Preserve. At Bel Clare Estates, we elevate your lifestyle with fantastic amenities, including a basketball court, pet-friendly grounds, and a welcoming playground. Our storm shelter ensures safety during any weather event. Our caring community is here to support you every step of the way, with on-site management, maintenance, and an office to simplify the home-buying process. Enjoy well-lit streets and the convenience of a St. Cloud Metro Bus stop within our community. If you seek a beautiful community with exceptional amenities, make Bel Clare Estates your new home. Schedule a private tour today and experience the Bel Clare difference.

18. 2025-11-19
    price $69,900 1143-char remark

    Show marketing remark (1143 chars)

    Discover the perfect place to call home at Bel Clare Estates, where convenience meets quality living. Nestled just 13 minutes away from the bustling heart of St. Cloud, our prime location offers easy access to restaurants, shopping, and entertainment. Enjoy close proximity to top-rated schools in the St. Cloud Area School District. Commuting is a breeze with quick access to State Route 23, Interstate 94, and State Route 15. Nature lovers will adore being just a mile from Quarry Park and Nature Preserve. At Bel Clare Estates, we elevate your lifestyle with fantastic amenities, including a basketball court, pet-friendly grounds, and a welcoming playground. Our storm shelter ensures safety during any weather event. Our caring community is here to support you every step of the way, with on-site management, maintenance, and an office to simplify the home-buying process. Enjoy well-lit streets and the convenience of a St. Cloud Metro Bus stop within our community. If you seek a beautiful community with exceptional amenities, make Bel Clare Estates your new home. Schedule a private tour today and experience the Bel Clare difference.

19. 2025-11-19
    status Active 1143-char remark

    Show marketing remark (1143 chars)

    Discover the perfect place to call home at Bel Clare Estates, where convenience meets quality living. Nestled just 13 minutes away from the bustling heart of St. Cloud, our prime location offers easy access to restaurants, shopping, and entertainment. Enjoy close proximity to top-rated schools in the St. Cloud Area School District. Commuting is a breeze with quick access to State Route 23, Interstate 94, and State Route 15. Nature lovers will adore being just a mile from Quarry Park and Nature Preserve. At Bel Clare Estates, we elevate your lifestyle with fantastic amenities, including a basketball court, pet-friendly grounds, and a welcoming playground. Our storm shelter ensures safety during any weather event. Our caring community is here to support you every step of the way, with on-site management, maintenance, and an office to simplify the home-buying process. Enjoy well-lit streets and the convenience of a St. Cloud Metro Bus stop within our community. If you seek a beautiful community with exceptional amenities, make Bel Clare Estates your new home. Schedule a private tour today and experience the Bel Clare difference.

20. 2025-10-24
    historical 1143-char remark

    Show marketing remark (1143 chars)

    Discover the perfect place to call home at Bel Clare Estates, where convenience meets quality living. Nestled just 13 minutes away from the bustling heart of St. Cloud, our prime location offers easy access to restaurants, shopping, and entertainment. Enjoy close proximity to top-rated schools in the St. Cloud Area School District. Commuting is a breeze with quick access to State Route 23, Interstate 94, and State Route 15. Nature lovers will adore being just a mile from Quarry Park and Nature Preserve. At Bel Clare Estates, we elevate your lifestyle with fantastic amenities, including a basketball court, pet-friendly grounds, and a welcoming playground. Our storm shelter ensures safety during any weather event. Our caring community is here to support you every step of the way, with on-site management, maintenance, and an office to simplify the home-buying process. Enjoy well-lit streets and the convenience of a St. Cloud Metro Bus stop within our community. If you seek a beautiful community with exceptional amenities, make Bel Clare Estates your new home. Schedule a private tour today and experience the Bel Clare difference.

21. 2025-08-27
    listed $68,900 Active 1143-char remark

    Show marketing remark (1143 chars)

    Discover the perfect place to call home at Bel Clare Estates, where convenience meets quality living. Nestled just 13 minutes away from the bustling heart of St. Cloud, our prime location offers easy access to restaurants, shopping, and entertainment. Enjoy close proximity to top-rated schools in the St. Cloud Area School District. Commuting is a breeze with quick access to State Route 23, Interstate 94, and State Route 15. Nature lovers will adore being just a mile from Quarry Park and Nature Preserve. At Bel Clare Estates, we elevate your lifestyle with fantastic amenities, including a basketball court, pet-friendly grounds, and a welcoming playground. Our storm shelter ensures safety during any weather event. Our caring community is here to support you every step of the way, with on-site management, maintenance, and an office to simplify the home-buying process. Enjoy well-lit streets and the convenience of a St. Cloud Metro Bus stop within our community. If you seek a beautiful community with exceptional amenities, make Bel Clare Estates your new home. Schedule a private tour today and experience the Bel Clare difference.

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,620
• − Mortgage interest: −$4,644
• − Property taxes: −$1,244
• − Insurance: −$414
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$2,412
• Taxable income: $6,088
• Est. tax owed @ 24.0%: −$1,461
• After-tax cash flow: $5,584/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 · 5 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, with a focus on exterior siding and landscaping. Upgrades in these areas would significantly enhance its resale and rental value.

Repairs flagged

• Major Exterior siding — Significant wear and tear
• Major Landscaping — Minimal landscaping and snow cover

Value-add opportunities

• Both Landscaping and exterior painting — Enhances curb appeal and resale value
• Rental HVAC maintenance — Improves comfort and tenant satisfaction

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant wear and tear	Major	$15,000–50,000
Landscaping · Minimal landscaping and snow cover	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Landscaping and exterior painting — Enhances curb appeal and resale value ↑
• Rental HVAC maintenance — Improves comfort and tenant satisfaction ↑

ⓘ 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: St. Cloud Public School District
• NCES district ID: 2733510
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $46,638
• Composite: 27.91/100
• National rank: #6866
• State rank: #264 of 301 in MN

Livability — Waite Park

• Score: 80/100
• State rank: #83
• US rank: #1944

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waite Park, MN
• County: Stearns County · 90,226 people
• City population: 7,756
• Metro: St. Cloud, MN
• Population (ZIP): 35,580
• Household income: $73,142
• Rent vs Own: 49.1% rent · 50.9% own
• Severe rent burden: 1831.0

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 (66%)
• Race & ethnicity: White 66% Black 20% Hispanic / Latino 6% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Portuguese 6% Romanian 4% Lithuanian 2%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 77% English-only · Spanish 4% Other Asian/Pacific 2% Other Indo-European 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: ▼ -102.70%
• Current HPI: 148.6882
• Rent YoY: ▲ 3.38%
• Metro: St. Cloud, 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

+20.3% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $82,900 Zillow
• 2025-11-19 Relisted — Zillow
• 2025-11-19 Price Changed $69,900 Zillow
• 2025-10-24 Delisted — Zillow
• 2025-08-27 Listed $68,900 Zillow