210 Biscayne Ln · Rockford, MN 55373

$58,000

2 bd · 2.0 ba · 1,280 sqft · Manufactured · 56 Days on market

Built 1984 1,001 sqft 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 210 Biscayne Lane in Rockford, Minnesota! This 1280 sqft modular home, built in 1984, offers comfortable and affordable living in a scenic community. The home features vinyl siding, a functional layout, and several major maintenance updates already completed such as new heater, furnace, roofing, updated electrical and plumbing, providing peace of mind for the next owner. Enjoy relaxing on the large front deck, perfect for morning coffee and relaxation. The spacious 15x20 four-season room can also be used as a family room. The primary bedroom includes a walk-in closet and an en-suite bath with potential to be converted to a full bath. Laundry is conveniently located on the main level in the utility room, and the second bedroom and full bath are on the opposite end of the home, giving more privacy. Make this unique modular home your very own with personal touches and designs! Seller is selling as-is. Located in a community that backs up to the Crow Wing River with nearby walking paths, this home also offers close access to the Soo Line Trail, and is just a short drive to Lake Rebecca, making it ideal for outdoor enthusiasts. A great opportunity for affordable living with nature and recreation right outside your door!

Key facts

• 1,001 sq ft lot
• Built 1984
• Listed 55 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $58k.

Deal economics

• At list price, monthly cash flow is $884 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Recommended offer: $56k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.6% vs local median 2.7% in Rockford — 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 66/100 on livability (#487 in MN) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment A; Watch: amenities F, commute F, health & safety F.
• Rockford Public School District (rural): math 42% / reading 58% proficiency, ranked #88 of 301 in MN (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 59 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,260 units permitted in Wright County in 2024 (180 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $401 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wright 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Recommended offer $56,260 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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: 2.67% ✓
• Cap rate: 24.58%
• Cash-on-cash: 65.31%
• DSCR: 3.91
• GRM: 3.1

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: 64.5%
• Equity multiple: 3.89×
• Total profit: $46,880
• Equity at exit: $8,648

10-year hold

• IRR: 68.8%
• Equity multiple: 7.97×
• Total profit: $113,253
• Equity at exit: $5,015

Cash invested: $16,240 (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 55373

• Home prices YoY: -25.3%
• Active inventory: 59
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$304
• Tax from tax record: −$12 /mo · $148/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $884

Break-even live

Break-even rent $431

Max offer price $58,000

Occupancy floor 38%

Sensitivity live

Price	-10% $917	-5% $900	+0% $884	+5% $867	+10% $851
Rent	-10% $761	-5% $823	+0% $884	+5% $945	+10% $1,006
Rate	-1.0pp $913	-0.5pp $899	base $884	+0.5pp $869	+1.0pp $854

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8627 Woodlawn Dr Rockford, MN	2.0	1.0	1300	$1,550	$1.19	20d	1	0.27mi

Listing history 4 events

1. 2026-06-01
   days on market $58,000 Active 56 DOM
2. 2026-05-31
   days on market $58,000 Active 55 DOM
3. 2026-04-07
   listed $58,000 Active 1246-char remark

   Show marketing remark (1246 chars)

   Welcome to 210 Biscayne Lane in Rockford, Minnesota! This 1280 sqft modular home, built in 1984, offers comfortable and affordable living in a scenic community. The home features vinyl siding, a functional layout, and several major maintenance updates already completed such as new heater, furnace, roofing, updated electrical and plumbing, providing peace of mind for the next owner. Enjoy relaxing on the large front deck, perfect for morning coffee and relaxation. The spacious 15x20 four-season room can also be used as a family room. The primary bedroom includes a walk-in closet and an en-suite bath with potential to be converted to a full bath. Laundry is conveniently located on the main level in the utility room, and the second bedroom and full bath are on the opposite end of the home, giving more privacy. Make this unique modular home your very own with personal touches and designs! Seller is selling as-is. Located in a community that backs up to the Crow Wing River with nearby walking paths, this home also offers close access to the Soo Line Trail, and is just a short drive to Lake Rebecca, making it ideal for outdoor enthusiasts. A great opportunity for affordable living with nature and recreation right outside your door!

4. 2026-04-04
   historical $58,000 1246-char remark

   Show marketing remark (1246 chars)

   Welcome to 210 Biscayne Lane in Rockford, Minnesota! This 1280 sqft modular home, built in 1984, offers comfortable and affordable living in a scenic community. The home features vinyl siding, a functional layout, and several major maintenance updates already completed such as new heater, furnace, roofing, updated electrical and plumbing, providing peace of mind for the next owner. Enjoy relaxing on the large front deck, perfect for morning coffee and relaxation. The spacious 15x20 four-season room can also be used as a family room. The primary bedroom includes a walk-in closet and an en-suite bath with potential to be converted to a full bath. Laundry is conveniently located on the main level in the utility room, and the second bedroom and full bath are on the opposite end of the home, giving more privacy. Make this unique modular home your very own with personal touches and designs! Seller is selling as-is. Located in a community that backs up to the Crow Wing River with nearby walking paths, this home also offers close access to the Soo Line Trail, and is just a short drive to Lake Rebecca, making it ideal for outdoor enthusiasts. A great opportunity for affordable living with nature and recreation right outside your door!

ⓘ 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: $148 · $12/mo
• Projected year-2 tax: $399 · $33/mo
• Expected delta: +$251/yr (+$21/mo · 169.5%)

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

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 ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,600
• − Mortgage interest: −$3,249
• − Property taxes: −$148
• − Insurance: −$290
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$1,687
• Taxable income: $10,250
• Est. tax owed @ 24.0%: −$2,460
• After-tax cash flow: $8,146/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: Rockford Public School District
• NCES district ID: 2732070
• Math proficiency: 42% ▼ -21.00%
• Reading proficiency: 58% ▼ -10.00%
• Median HH income: $77,286
• Composite: 45.33/100
• National rank: #2641
• State rank: #88 of 301 in MN

Livability — Rockford

• Score: 66/100
• State rank: #487
• US rank: #11694

Category grades

Amenities F Commute F Cost of living A- 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: Rockford, MN
• City population: 5,725
• Population (ZIP): 5,725

Population outlook (Wright County) Hauer SSP2

• Today (2025): 142,526 people
• By 2030: 146,915 · +3.1%
• By 2040: 153,625 · +7.8%
• By 2050: 155,416 · +9.0%
• By 2075: 150,352 · +5.5%
• By 2100: 130,631 · -8.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 4% Asian 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Portuguese 16% Romanian 4% Scottish 2%
• Foreign-born: 4% · South Korea, Canada, Vietnam
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Wright

• 2024 margin: Strong R (+29.4) · D 34.4% · R 63.8% · Other 1.8%
• 2008→2024 swing: -11.9pp toward R · 2008: -17.4pp · 2024: -29.4pp
• All cycles: 2024: R+29.4 2020: R+28.6 2016: R+33.2 2012: R+21.4 2008: R+17.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.98%
• Current HPI: 218.0934
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-07 Listed $58,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-04 Coming Soon $58,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

-2.0%/yr

Latest (2022): $148 · -18.7% YoY. Source: county tax records.