555 Highway 10 S #12 · St. Cloud, MN 56304

$20,000

2 bd · 1.0 ba · 652 sqft · Other · 64 Days on market

Built 1970 Average condition ↓ 20% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.4/5.0
• Schools +2.8/10.0
• Condition / age +2.8/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into your next home with this 2 bed 1 bath manufactured home in Sherwood Manor Mobile Home Park! As you step in, you're greeted with an updated home with a living room to your right and kitchen to your left. Passing by the kitchen into the hallway, you will be able to access a bedroom to your left, a full bathroom at the following door, and access to a washer and dryer next to the larger primary bedroom at the end with it's own dedicated wall AC!

Key facts

• Built 1970
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $20k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($926 rent vs $20k).
• Recommended offer: $19k (6.0% below list) — sets the bar for market timing.
• Cap rate 41.9% vs local median 3.9% in St. Cloud — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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 (+3.8%/yr); 116 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 82 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $138 of loan paydown is wiped out by about $600 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $18,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.63% ✓
• Cap rate: 41.89%
• Cash-on-cash: 127.13%
• DSCR: 6.66
• GRM: 1.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.79% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.30×
• Total profit: $35,302
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 15.74×
• Total profit: $82,547
• Equity at exit: $1,729

Cash invested: $5,600 (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 56304

• Home prices YoY: -21.4%
• Rents YoY: 3.8%
• Active inventory: 116
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $926 high
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $593

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 31%

Sensitivity live

Price	-10% $607	-5% $600	+0% $593	+5% $586	+10% $579
Rent	-10% $520	-5% $557	+0% $593	+5% $630	+10% $666
Rate	-1.0pp $603	-0.5pp $598	base $593	+0.5pp $588	+1.0pp $583

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 15th Ave SE Saint Cloud, MN	1.0	1.0	720	$775	$1.08	11d	1	0.19mi
1570 E St Germain St St Cloud, MN	1.0–2.0	1.0	787	$1,055	$1.34	0d	17	0.82mi
1516 16th Ave SE Unit 1516-5 St Cloud, MN	2.0	1.0	642	$900	$1.40	45d	1	0.92mi
1524 15th Ave SE Unit 1524-2 St Cloud, MN	1.0	1.0	473	$800	$1.69	45d	1	0.93mi
1526 16th Ave SE Unit 1526-8 St Cloud, MN	1.0	1.0	450	$775	$1.72	45d	1	0.95mi
28 3rd Ave NE Unit 28-302 St Cloud, MN	1.0	1.0	600	$875	$1.46	45d	1	0.96mi
305 5th Ave S St Cloud, MN	1.0–4.0	1.0–4.0	692	$835	$1.21	45d	23	1.03mi
433 5th Ave NE Unit 2 St Cloud, MN	1.0	1.0	720	$775	$1.08	45d	1	1.20mi
914 8th Ave S Apt 5 St Cloud, MN	1.0	1.0	600	$700	$1.17	45d	1	1.37mi
825 9th Ave S Saint Cloud, MN	1.0–2.0	1.0	843	$1,000	$1.19	45d	2	1.43mi

Listing history 5 events

1. 2026-05-18
   status Pending 455-char remark

   Show marketing remark (455 chars)

   Step into your next home with this 2 bed 1 bath manufactured home in Sherwood Manor Mobile Home Park! As you step in, you're greeted with an updated home with a living room to your right and kitchen to your left. Passing by the kitchen into the hallway, you will be able to access a bedroom to your left, a full bathroom at the following door, and access to a washer and dryer next to the larger primary bedroom at the end with it's own dedicated wall AC!

2. 2026-04-21
   price $20,000 455-char remark

   Show marketing remark (455 chars)

   Step into your next home with this 2 bed 1 bath manufactured home in Sherwood Manor Mobile Home Park! As you step in, you're greeted with an updated home with a living room to your right and kitchen to your left. Passing by the kitchen into the hallway, you will be able to access a bedroom to your left, a full bathroom at the following door, and access to a washer and dryer next to the larger primary bedroom at the end with it's own dedicated wall AC!

3. 2026-03-16
   status Active 455-char remark

   Show marketing remark (455 chars)

   Step into your next home with this 2 bed 1 bath manufactured home in Sherwood Manor Mobile Home Park! As you step in, you're greeted with an updated home with a living room to your right and kitchen to your left. Passing by the kitchen into the hallway, you will be able to access a bedroom to your left, a full bathroom at the following door, and access to a washer and dryer next to the larger primary bedroom at the end with it's own dedicated wall AC!

4. 2026-02-20
   listed $25,000 Active 455-char remark

   Show marketing remark (455 chars)

   Step into your next home with this 2 bed 1 bath manufactured home in Sherwood Manor Mobile Home Park! As you step in, you're greeted with an updated home with a living room to your right and kitchen to your left. Passing by the kitchen into the hallway, you will be able to access a bedroom to your left, a full bathroom at the following door, and access to a washer and dryer next to the larger primary bedroom at the end with it's own dedicated wall AC!

5. 2026-02-03
   historical $25,000 455-char remark

   Show marketing remark (455 chars)

   Step into your next home with this 2 bed 1 bath manufactured home in Sherwood Manor Mobile Home Park! As you step in, you're greeted with an updated home with a living room to your right and kitchen to your left. Passing by the kitchen into the hallway, you will be able to access a bedroom to your left, a full bathroom at the following door, and access to a washer and dryer next to the larger primary bedroom at the end with it's own dedicated wall AC!

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 13 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: $11,112
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$889
• − Management: −$889
• − Depreciation: −$582
• Taxable income: $7,232
• Est. tax owed @ 24.0%: −$1,736
• After-tax cash flow: $5,384/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 · 12 photos

Average 55/100 Cosmetic rehab

This 2-bedroom, 1-bathroom manufactured home in Sherwood Manor Mobile Home Park is in average condition with cosmetic updates needed. The kitchen and bathroom require updates to cabinetry, countertops, and fixtures. Painting the interior walls would also improve the home's appearance and value.

Repairs flagged

• Moderate cabinetry — Dated and in need of updating.
• Moderate countertops — Dated and in need of updating.
• Moderate bathroom fixtures — Dated and in need of updating.
• Minor paint — Paint appears to be in good condition, but may need touch-up or fresh coat.

Value-add opportunities

• Both Update cabinetry and countertops — Updating these items will improve the home's appearance and functionality.
• Both Replace bathroom fixtures — Updating the bathroom fixtures will improve the home's functionality and appearance.
• Both Paint interior walls — Painting the interior walls will improve the home's appearance and make it more appealing to potential buyers/renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
cabinetry · Dated and in need of updating.	Moderate	$3,000–15,000
countertops · Dated and in need of updating.	Moderate	$3,000–15,000
bathroom fixtures · Dated and in need of updating.	Moderate	$3,000–15,000
paint · Paint appears to be in good condition, but may need touch-up or fresh coat.	Minor	$500–3,000
Total estimated repair cost · 4 items		$9,500–48,000

Value-add ROI direction

• Both Update cabinetry and countertops — Updating these items will improve the home's appearance and functionality. ↑
• Both Replace bathroom fixtures — Updating the bathroom fixtures will improve the home's functionality and appearance. ↑
• Both Paint interior walls — Painting the interior walls will improve the home's appearance and make it more appealing to potential buyers/renters. ↑

ⓘ 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 — St. Cloud

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

Census & demographics

• Census place: St. Cloud, MN
• County: Sherburne County · 120,363 people
• City population: 60,914
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 17,473
• Household income: $58,148
• Rent vs Own: 58.6% rent · 41.4% own
• Severe rent burden: 1175.0

Population outlook (Benton County) Hauer SSP2

• Today (2025): 41,796 people
• By 2030: 42,497 · +1.7%
• By 2040: 43,143 · +3.2%
• By 2050: 42,809 · +2.4%
• By 2075: 39,973 · -4.4%
• By 2100: 36,969 · -11.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 17% Two or more races 9% Asian 5% Hispanic / Latino 4% Native American 2%
• Common ancestry: Portuguese 6% Romanian 5% Slovak 3%
• Foreign-born: 10% · Vietnam, Canada, China
• Languages at home: 85% English-only · Spanish 3% Vietnamese 2% Other Asian/Pacific 1%

Political lean MEDSL · Benton

• 2024 margin: Solid R (+35.9) · D 31.1% · R 67.0% · Other 1.8%
• 2008→2024 swing: -26.2pp toward R · 2008: -9.8pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+31.9 2016: R+36.3 2012: R+13.7 2008: R+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.11%
• Current HPI: 220.2539
• Rent YoY: ▲ 3.79%
• 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

-20.0% since first listed

5 events — show timeline

• 2026-05-18 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $20,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-16 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-20 Listed $25,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-03 Coming Soon $25,000 NORTHSTARMLS as Distributed by MLS Grid