Brookside Community - 1594 Park Street Plan · Shoreview, MN 55126

$110,499

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 58 Days on market

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 +4.0/5.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRAND NEW HOME COMING SOON! This 2-bedroom, 2-bathroom (one standing shower, and a full tub in the other) mobile home is the perfect place to call HOME! Home Features: * Luxury Siding * Natural Lighting * Ceiling Fans * OTR microwave * Abundant cabinetry space 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 * Actual finishes and layout may vary from model pictures. See office for full details.

Key facts

• Natural lighting
• Garden area
• Listed 58 days

Tags

• NATURAL LIGHTING
• ABUNDANT CABINETRY SPACE
• GARDEN AREA
• ACCESS TO RICE CREEK PARK

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $948 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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.
• Market conditions: Rents rising (+3.7%/yr); 147 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $764 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Recommended offer $107,184 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.96% ✓
• Cap rate: 16.59%
• Cash-on-cash: 36.77%
• DSCR: 2.64
• GRM: 4.2

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: 33.4%
• Equity multiple: 2.42×
• Total profit: $43,980
• Equity at exit: $16,476

10-year hold

• IRR: 40.7%
• Equity multiple: 4.95×
• Total profit: $122,298
• Equity at exit: $9,554

Cash invested: $30,940 (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: 147
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,167 high
• Mortgage (P&I): −$579
• Tax est. 1.5%: −$138 /mo · $1,657/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $948

Break-even live

Break-even rent $967

Max offer price $110,499

Occupancy floor 51%

Sensitivity live

Price	-10% $1,024	-5% $986	+0% $948	+5% $910	+10% $872
Rent	-10% $777	-5% $862	+0% $948	+5% $1,034	+10% $1,119
Rate	-1.0pp $1,004	-0.5pp $976	base $948	+0.5pp $919	+1.0pp $890

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: $27,625
• Closing costs: $3,315
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1905 Wildflower Ct Saint Paul, MN	2.0	1.0	1216	$1,900	$1.56	2d	1	0.71mi
9001 Griggs Ave Circle Pines, MN	2.0	1.0–2.0	761	$2,520	$3.31	2d	22	0.80mi
1556 Hillview Rd Saint Paul, MN	2.0	1.0	1000	$1,800	$1.80	44d	1	0.85mi
1939 Bluestem Ln Saint Paul, MN	2.0	2.0	1400	$1,895	$1.35	18d	1	0.87mi
5891 Rice Creek Pkwy Shoreview, MN	1.0–2.0	1.0–2.0	926	$2,251	$2.43	2d	18	0.95mi
5593 Sheldon St Saint Paul, MN	3.0	2.0	1574	$2,695	$1.71	44d	1	1.03mi
5711 Quincy St Unit 33 Mounds View, MN	3.0	1.0	1500	$2,000	$1.33	2d	1	1.33mi

Listing history 15 events

1. 2026-06-18
   days on market $110,499 Active 58 DOM
2. 2026-06-17
   days on market $110,499 Active 57 DOM
3. 2026-06-16
   days on market $110,499 Active 56 DOM
4. 2026-06-15
   days on market $110,499 Active 55 DOM
5. 2026-06-13
   days on market $110,499 Active 53 DOM
6. 2026-06-13
   days on market $110,499 Active 52 DOM
7. 2026-06-09
   days on market $110,499 Active 49 DOM
8. 2026-06-08
   days on market $110,499 Active 48 DOM
9. 2026-06-07
   days on market $110,499 Active 47 DOM
10. 2026-06-04
    days on market $110,499 Active 44 DOM
11. 2026-06-03
    days on market $110,499 Active 43 DOM
12. 2026-06-02
    days on market $110,499 Active 42 DOM
13. 2026-06-01
    days on market $110,499 Active 41 DOM
14. 2026-05-31
    days on market $110,499 Active 40 DOM
15. 2026-04-21
    listed $110,499 Active 993-char remark

    Show marketing remark (993 chars)

    BRAND NEW HOME COMING SOON! This 2-bedroom, 2-bathroom (one standing shower, and a full tub in the other) mobile home is the perfect place to call HOME! Home Features: * Luxury Siding * Natural Lighting * Ceiling Fans * OTR microwave * Abundant cabinetry space 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 * Actual finishes and layout may vary from model pictures. See office for full details.

ⓘ 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: $26,000
• − Mortgage interest: −$6,190
• − Property taxes: −$1,657
• − Insurance: −$552
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − Depreciation: −$3,215
• Taxable income: $10,226
• Est. tax owed @ 24.0%: −$2,454
• After-tax cash flow: $8,922/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 · 1 photo

Good 80/100 None rehab

This brand new mobile home is in excellent condition with no visible repairs or maintenance needed. It offers a great opportunity for investors looking to maximize both resale and rental value through targeted upgrades.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters.
• Both Landscaping improvements — Well-maintained landscaping can improve the home's curb appeal and add value to the property.
• Resale Upgrading the kitchen appliances — Upgrading to modern appliances can make the kitchen more appealing to potential buyers.
• Resale Upgrading the bathrooms with modern fixtures — Modern bathrooms can significantly enhance the home's appeal and value to potential buyers.
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, making the home more attractive to both buyers and renters.
• Both Adding smart home features — Smart home features can enhance convenience and appeal to potential buyers and renters, making the home more attractive and potentially commanding a higher price or rent.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve the home's curb appeal and add value to the property. ↑
• Resale Upgrading the kitchen appliances — Upgrading to modern appliances can make the kitchen more appealing to potential buyers. ↑
• Resale Upgrading the bathrooms with modern fixtures — Modern bathrooms can significantly enhance the home's appeal and value to potential buyers. ↑
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, making the home more attractive to both buyers and renters. ↑
• Both Adding smart home features — Smart home features can enhance convenience and appeal to potential buyers and renters, making the home more attractive and potentially commanding a higher price or rent. ↑

ⓘ 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

1 event — show timeline

• 2026-04-21 Listed $110,499 Zillow