2000 Wick - 2/1 Plan · Shoreview, MN 55126

$69,499

2 bd · 1.0 ba · 960 sqft · Manufactured · 63 Days on market

Manufactured home Good 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
• Schools +5.4/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for comfort, convenience, and affordability? This spacious 2-bedroom, 1-bath mobile home is the perfect place to call home! Home Features: * Large Deck * Shed * New Furnace * Appliances * Flooring * Paint * Light Fixtures Brookside Mobile Home Community is located just off of County Road J and Lexington Avenue in the growing community of Shoreview, Minnesota. This community is close to the highways making it an easy commute to the cities while maintaining a friendly neighborhood feel. At Brookside, you will be welcomed by our wonderful staff that keeps the property and amenities well maintained with on-site property management. Community Features: * Playground * Community Room * Car Wash * Basketball * Garden Area * Storm Shelters * Nearby Shopping Centers * Excellent School System * Access to Rice Creek Park & Trails Don't miss out on this clean, cozy, and move-in-ready home - schedule a viewing today!

Key facts

• Large deck
• New furnace
• Appliances

Tags

• LARGE DECK
• NEW FURNACE
• APPLIANCES
• FLOORING
• PAINT
• LIGHT FIXTURES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $69k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $773 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.6% vs local median 3.8% in Shoreview — 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 79/100 on livability (#89 in MN, #2,019 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: cost of living C-, amenities F, health & safety F.
• Mounds View Public School District (suburban): math 58% / reading 64% proficiency, ranked #30 of 301 in MN (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Turtle Lake Elementary (math 79% / reading 78%, grade A, #18 of 857 statewide, top 2%, 988 students, 14% FRL); Chippewa Middle School (math 62% / reading 74%, grade A-, #8 of 258 statewide, top 3%, 1,089 students, 17% FRL); Mounds View Senior High (math 77% / reading 74%, grade A-, #5 of 471 statewide, top 1%, 1,901 students, 18% FRL).
• Zoned-school proficiency averages 74% at this address vs 61% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Mounds View Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.7%/yr); 153 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• This rent is only 18% of the median local income ($108k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $480 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ramsey County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $65,329 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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 A-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: 2.28% ✓
• Cap rate: 19.64%
• Cash-on-cash: 47.68%
• DSCR: 3.12
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.67% rent growth · sell at horizon

5-year hold

• IRR: 45.9%
• Equity multiple: 3.01×
• Total profit: $39,085
• Equity at exit: $10,363

10-year hold

• IRR: 52.0%
• Equity multiple: 6.24×
• Total profit: $102,024
• Equity at exit: $6,009

Cash invested: $19,460 (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 55126

• Rents YoY: 3.7%
• Active inventory: 153
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,587 medium
• Mortgage (P&I): −$364
• Tax est. 1.5%: −$87 /mo · $1,042/yr
• Insurance: −$29
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $773

Break-even live

Break-even rent $608

Max offer price $69,499

Occupancy floor 46%

Sensitivity live

Price	-10% $821	-5% $797	+0% $773	+5% $749	+10% $725
Rent	-10% $648	-5% $711	+0% $773	+5% $836	+10% $899
Rate	-1.0pp $808	-0.5pp $791	base $773	+0.5pp $755	+1.0pp $737

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9001 Griggs Ave Circle Pines, MN	2.0	1.0–2.0	761	$2,525	$3.32	0d	24	0.80mi
1556 Hillview Rd Saint Paul, MN	2.0	1.0	1000	$1,800	$1.80	46d	1	0.85mi
5891 Rice Creek Pkwy Shoreview, MN	1.0–2.0	1.0–2.0	926	$2,251	$2.43	0d	23	0.95mi

Listing history 5 events

1. 2026-06-01
   days on market $69,499 Active 63 DOM
2. 2026-05-31
   days on market $69,499 Active 62 DOM
3. 2026-04-21
   status Active 965-char remark

   Show marketing remark (965 chars)

   Looking for comfort, convenience, and affordability? This spacious 2-bedroom, 1-bath mobile home is the perfect place to call home! Home Features: * Large Deck * Shed * New Furnace * Appliances * Flooring * Paint * Light Fixtures Brookside Mobile Home Community is located just off of County Road J and Lexington Avenue in the growing community of Shoreview, Minnesota. This community is close to the highways making it an easy commute to the cities while maintaining a friendly neighborhood feel. At Brookside, you will be welcomed by our wonderful staff that keeps the property and amenities well maintained with on-site property management. Community Features: * Playground * Community Room * Car Wash * Basketball * Garden Area * Storm Shelters * Nearby Shopping Centers * Excellent School System * Access to Rice Creek Park & Trails Don't miss out on this clean, cozy, and move-in-ready home - schedule a viewing today!

4. 2026-01-08
   historical 965-char remark

   Show marketing remark (965 chars)

   Looking for comfort, convenience, and affordability? This spacious 2-bedroom, 1-bath mobile home is the perfect place to call home! Home Features: * Large Deck * Shed * New Furnace * Appliances * Flooring * Paint * Light Fixtures Brookside Mobile Home Community is located just off of County Road J and Lexington Avenue in the growing community of Shoreview, Minnesota. This community is close to the highways making it an easy commute to the cities while maintaining a friendly neighborhood feel. At Brookside, you will be welcomed by our wonderful staff that keeps the property and amenities well maintained with on-site property management. Community Features: * Playground * Community Room * Car Wash * Basketball * Garden Area * Storm Shelters * Nearby Shopping Centers * Excellent School System * Access to Rice Creek Park & Trails Don't miss out on this clean, cozy, and move-in-ready home - schedule a viewing today!

5. 2025-12-16
   listed $69,499 Active 965-char remark

   Show marketing remark (965 chars)

   Looking for comfort, convenience, and affordability? This spacious 2-bedroom, 1-bath mobile home is the perfect place to call home! Home Features: * Large Deck * Shed * New Furnace * Appliances * Flooring * Paint * Light Fixtures Brookside Mobile Home Community is located just off of County Road J and Lexington Avenue in the growing community of Shoreview, Minnesota. This community is close to the highways making it an easy commute to the cities while maintaining a friendly neighborhood feel. At Brookside, you will be welcomed by our wonderful staff that keeps the property and amenities well maintained with on-site property management. Community Features: * Playground * Community Room * Car Wash * Basketball * Garden Area * Storm Shelters * Nearby Shopping Centers * Excellent School System * Access to Rice Creek Park & Trails Don't miss out on this clean, cozy, and move-in-ready home - schedule a viewing today!

ⓘ 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 ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,041
• − Mortgage interest: −$3,893
• − Property taxes: −$1,042
• − Insurance: −$347
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$2,022
• Taxable income: $8,689
• Est. tax owed @ 24.0%: −$2,085
• After-tax cash flow: $7,193/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

Good 75/100 Cosmetic rehab

This 2-bedroom, 1-bath mobile home is in good condition with recent updates, making it a great investment opportunity.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Replace light fixtures — Improves aesthetics and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Replace light fixtures — Improves aesthetics and energy efficiency ↑

ⓘ 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: Mounds View Public School District
• NCES district ID: 2722950
• Math proficiency: 58% ▼ -9.00%
• Reading proficiency: 64% ▼ -3.00%
• Median HH income: $72,492
• Composite: 54.04/100
• National rank: #1390
• State rank: #30 of 301 in MN

Livability — Shoreview

• Score: 79/100
• State rank: #89
• US rank: #2019

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: Shoreview, MN
• County: Ramsey County · 542,837 people
• City population: 27,456
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 27,456
• Household income: $108,217
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 468.0

Population outlook (Ramsey County) Hauer SSP2

• Today (2025): 603,431 people
• By 2030: 636,459 · +5.5%
• By 2040: 700,596 · +16.1%
• By 2050: 765,819 · +26.9%
• By 2075: 929,297 · +54.0%
• By 2100: 1,053,924 · +74.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Asian 10% Two or more races 7% Hispanic / Latino 5% Black 4%
• Common ancestry: Portuguese 11% Lithuanian 3% Romanian 3%
• Foreign-born: 10% · China, Canada, South Korea
• Languages at home: 88% English-only · Other Indo-European 3% Chinese 3% Spanish 2%

Political lean MEDSL · Ramsey

• 2024 margin: Solid D (+43.3) · D 70.5% · R 27.2% · Other 2.3%
• 2008→2024 swing: +9.4pp toward D · 2008: 33.9pp · 2024: 43.3pp
• All cycles: 2024: D+43.3 2020: D+45.4 2016: D+39.4 2012: D+35.3 2008: D+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -268.72%
• Current HPI: 245.484
• Rent YoY: ▲ 3.67%
• 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

3 events — show timeline

• 2026-04-21 Relisted — Zillow
• 2026-01-08 Delisted — Zillow
• 2025-12-16 Listed $69,499 Zillow