1780 Liberty St · Arthur, MN 55051

$198,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 26 Days on market

Built 1986 1.00 ac lot

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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
• DSCR +10.0/10.0
• Appreciation +8.1/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Totally updated inside & out. From top to bottom is this lovely one level 3BR, 2BA country style home. Freshly painted with new flooring, sidling, roof, super car port, decks, sidewalks, patio and much more. You will want to see this great place to call home. Mature trees to shade your home and yard games or hang a hammock between the trees and listen to the wind blow through the wipering pines. The perfect place to relax and enjoy life. Easy commute to Hwy 65 and beyond.

Key facts

• 1 acre lot
• Built 1986
• Listed 25 days

Property features AI

Finance

• Other: Lot approximately 1 acre (195 x 223) with irregular shape and light tree cover; Publicly maintained paved streets/township road access; Directions: Hwy 65 to Liberty St north; property on the right (west) side of road
• Financial info: Free and clear mortgage status

Exterior

• Parking: Carport with 1 space; Gravel parking area
• Utilities: Private well water; Private sewer with tank and drainage field; 100 amp electric service; Propane fuel; Power provided by East Central Energy
• Home design: Residential property; Manufactured home; One level; Pillar/post/pier foundation; Entry level: Main; Underground utilities; Property faces unspecified direction
• Construction: Frame and other construction materials; Metal roof; Built on pillar/post/pier foundation; Above-grade finished area 1,216 (main level finished)
• Exterior features: Deck and patio; Wood exterior; Storage shed; No pool; No fenced yard

Interior

• Kitchen: Kitchen with window; Range; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms (all on main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Private primary bedroom; Main floor full bath; Eat-in kitchen / informal dining area; Deck; Foyer; Living room; All living facilities on one level; Main floor bedroom; Main floor primary; Main floor laundry
• Laundry & utility: Main level laundry room; Washer and dryer hookups; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $806 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $196k (1.5% 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.
• Mora Public School District (town): math 44% / reading 58% proficiency, ranked #115 of 301 in MN (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 108 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 59 units permitted in Kanabec County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $12k appreciation (6.2% local appreciation)).
• Kanabec County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Recommended offer $195,916 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.26% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.36%
• DSCR: 1.77
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.1%
• Equity multiple: 2.98×
• Total profit: $110,423
• Equity at exit: $126,916

10-year hold

• IRR: 28.0%
• Equity multiple: 6.10×
• Total profit: $283,988
• Equity at exit: $231,796

Cash invested: $55,692 (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 55051

• Home prices YoY: 2.0%
• Active inventory: 108
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,043
• Tax from tax record: −$43 /mo · $520/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $806

Break-even live

Break-even rent $1,480

Max offer price $198,900

Occupancy floor 63%

Sensitivity live

Price	-10% $918	-5% $862	+0% $806	+5% $749	+10% $693
Rent	-10% $608	-5% $707	+0% $806	+5% $904	+10% $1,003
Rate	-1.0pp $906	-0.5pp $856	base $806	+0.5pp $754	+1.0pp $702

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: $49,725
• Closing costs: $5,967
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20245 Ann River Dr Mora, MN	3.0	2.0	1200	$2,500	$2.08	0d	1	1.09mi

Listing history 17 events

1. 2026-06-21
   days on market $198,900 Active 26 DOM
2. 2026-06-18
   days on market $198,900 Active 24 DOM
3. 2026-06-17
   days on market $198,900 Active 23 DOM
4. 2026-06-16
   days on market $198,900 Active 22 DOM
5. 2026-06-15
   days on market $198,900 Active 21 DOM
6. 2026-06-13
   days on market $198,900 Active 19 DOM
7. 2026-06-12
   days on market $198,900 Active 18 DOM
8. 2026-06-09
   days on market $198,900 Active 15 DOM
9. 2026-06-08
   days on market $198,900 Active 14 DOM
10. 2026-06-07
    days on market $198,900 Active 13 DOM
11. 2026-06-05
    days on market $198,900 Active 11 DOM
12. 2026-06-04
    days on market $198,900 Active 9 DOM
13. 2026-06-02
    days on market $198,900 Active 8 DOM
14. 2026-06-01
    days on market $198,900 Active 7 DOM
15. 2026-05-31
    days on market $198,900 Active 6 DOM
16. 2026-05-31
    days on market $198,900 Active 5 DOM
17. 2026-05-19
    historical $198,900

ⓘ 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: $520 · $43/mo
• Projected year-2 tax: $1,374 · $114/mo
• Expected delta: +$854/yr (+$71/mo · 164.2%)

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

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$11,141
• − Property taxes: −$520
• − Insurance: −$994
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$5,786
• Taxable income: $6,758
• Est. tax owed @ 24.0%: −$1,622
• After-tax cash flow: $8,047/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: Mora Public School District
• NCES district ID: 2721480
• Math proficiency: 44% ▼ -15.00%
• Reading proficiency: 58% ▼ -8.00%
• Median HH income: $46,788
• Composite: 43.26/100
• National rank: #3052
• State rank: #115 of 301 in MN

Livability — Arthur

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

Census & demographics

• Population (ZIP): 9,927

Population outlook (Kanabec County) Hauer SSP2

• Today (2025): 14,998 people
• By 2030: 14,363 · -4.2%
• By 2040: 12,841 · -14.4%
• By 2050: 11,299 · -24.7%
• By 2075: 8,458 · -43.6%
• By 2100: 6,283 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Portuguese 10% Scottish 5% Lithuanian 3%
• Foreign-born: 1%
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Kanabec

• 2024 margin: Solid R (+42.4) · D 28.1% · R 70.4% · Other 1.5%
• 2008→2024 swing: -33.7pp toward R · 2008: -8.7pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+37.9 2016: R+35.7 2012: R+9.0 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.15%
• Current HPI: 313.18
• 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

1 event — show timeline

• 2026-05-19 Coming Soon $198,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2025): $520 · +5.3% YoY. Source: county tax records.