23 Juniper Ln · Duluth, MN 55810

$65,000

2 bd · 2.0 ba · 924 sqft · Manufactured · 50 Days on market

Built 1995

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out affordable living in the convenient and welcoming community of Zenith Terrace! This 2-Bedroom, 2-Bath 1995 Schult 14 x 66 single wide home is clean, well-maintained and has had some nice recent updates to both bathrooms. The monthly lot rental ($522) covers garbage, recycling and plowing, and there's a handy storage shed as well as paved off-street parking for two cars. All buyers must be previously approved by Zenith Terrace through their application process. Possession is contingent on seller finding suitable housing. Being sold AS IS.

Key facts

• Walk-in closet
• Storage shed
• Walk-in shower

Tags

• SINGLE-LEVEL LIVING
• WALK-IN CLOSET
• ACCESSIBLE EN-SUITE BATHROOM
• WALK-IN SHOWER
• OFF-STREET PARKING
• STORAGE SHED

Property features AI

Finance

• Financial info: Annual tax amount reported; Land lease fee reported

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Single-story
• Exterior features: Shed(s); Pets allowed with breed restrictions and a limit on number

Interior

• Bedrooms: Master downstairs
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Master bedroom on the main level; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 4.9% in Duluth — 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 82/100 on livability (#36 in MN, #1,060 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F.
• Proctor Public School District (suburban): math 39% / reading 49% proficiency, ranked #177 of 301 in MN (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 50 active listings in the ZIP; 639 units permitted in St. Louis County in 2024 (338 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago 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.
• Current owner paid $45k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 B-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: 1.60% ✓
• Cap rate: 13.12%
• Cash-on-cash: 24.39%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.6%
• Equity multiple: 4.24×
• Total profit: $58,981
• Equity at exit: $58,557

10-year hold

• IRR: 36.8%
• Equity multiple: 9.53×
• Total profit: $155,190
• Equity at exit: $126,281

Cash invested: $18,200 (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 55810

• Home prices YoY: 11.6%
• Active inventory: 50
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,037 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $370

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 59%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $65,000 Active 50 DOM
2. 2026-06-18
   days on market $65,000 Active 49 DOM
3. 2026-06-17
   days on market $65,000 Active 48 DOM
4. 2026-06-16
   days on market $65,000 Active 47 DOM
5. 2026-06-15
   days on market $65,000 Active 46 DOM
6. 2026-06-14
   days on market $65,000 Active 44 DOM
7. 2026-06-13
   days on market $65,000 Active 43 DOM
8. 2026-06-10
   days on market $65,000 Active 41 DOM
9. 2026-06-09
   days on market $65,000 Active 40 DOM
10. 2026-06-08
    days on market $65,000 Active 39 DOM
11. 2026-06-07
    days on market $65,000 Active 38 DOM
12. 2026-06-03
    days on market $65,000 Active 34 DOM
13. 2026-06-02
    days on market $65,000 Active 33 DOM
14. 2026-06-01
    days on market $65,000 Active 32 DOM
15. 2026-05-31
    days on market $65,000 Active 31 DOM
16. 2026-05-30
    days on market $65,000 Active 30 DOM
17. 2026-04-30
    listed $65,000 Active 525-char remark
18. 2022-07-21
    soldstatus $45,000 553-char remark

    Show marketing remark (553 chars)

    Check out affordable living in the convenient and welcoming community of Zenith Terrace! This 2-Bedroom, 2-Bath 1995 Schult 14 x 66 single wide home is clean, well-maintained and has had some nice recent updates to both bathrooms. The monthly lot rental ($522) covers garbage, recycling and plowing, and there's a handy storage shed as well as paved off-street parking for two cars. All buyers must be previously approved by Zenith Terrace through their application process. Possession is contingent on seller finding suitable housing. Being sold AS IS.

19. 2022-05-06
    listed $49,900 553-char remark

    Show marketing remark (553 chars)

    Check out affordable living in the convenient and welcoming community of Zenith Terrace! This 2-Bedroom, 2-Bath 1995 Schult 14 x 66 single wide home is clean, well-maintained and has had some nice recent updates to both bathrooms. The monthly lot rental ($522) covers garbage, recycling and plowing, and there's a handy storage shed as well as paved off-street parking for two cars. All buyers must be previously approved by Zenith Terrace through their application process. Possession is contingent on seller finding suitable housing. Being sold AS IS.

20. 2011-12-20
    soldstatus $10,000

    Show marketing remark (266 chars)

    1978 Marshfield mobile home in Zenith Terrace. New countertops & laminate flooring in kitchen. New carpet in living area. Includes: Frig, range/oven, above range microwave/hood vent, dishwasher, washer & dryer. Outside has a deck & 8x10 shed on concrete.

21. 2011-12-20
    soldstatus $10,000

    Show marketing remark (266 chars)

    1978 Marshfield mobile home in Zenith Terrace. New countertops & laminate flooring in kitchen. New carpet in living area. Includes: Frig, range/oven, above range microwave/hood vent, dishwasher, washer & dryer. Outside has a deck & 8x10 shed on concrete.

22. 2011-12-02
    historical

    Show marketing remark (266 chars)

    1978 Marshfield mobile home in Zenith Terrace. New countertops & laminate flooring in kitchen. New carpet in living area. Includes: Frig, range/oven, above range microwave/hood vent, dishwasher, washer & dryer. Outside has a deck & 8x10 shed on concrete.

23. 2011-08-04
    listed $12,000

    Show marketing remark (266 chars)

    1978 Marshfield mobile home in Zenith Terrace. New countertops & laminate flooring in kitchen. New carpet in living area. Includes: Frig, range/oven, above range microwave/hood vent, dishwasher, washer & dryer. Outside has a deck & 8x10 shed on concrete.

24. 2011-08-04
    listed $12,000

    Show marketing remark (266 chars)

    1978 Marshfield mobile home in Zenith Terrace. New countertops & laminate flooring in kitchen. New carpet in living area. Includes: Frig, range/oven, above range microwave/hood vent, dishwasher, washer & dryer. Outside has a deck & 8x10 shed on concrete.

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,443
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$1,891
• Taxable income: $3,621
• Est. tax owed @ 24.0%: −$869
• After-tax cash flow: $3,571/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: Proctor Public School District
• NCES district ID: 2730090
• Math proficiency: 39% ▼ -20.00%
• Reading proficiency: 49% ▼ -11.00%
• Median HH income: $61,151
• Composite: 38.84/100
• National rank: #4106
• State rank: #177 of 301 in MN

Livability — Duluth

• Score: 82/100
• State rank: #36
• US rank: #1060

Category grades

Amenities F Commute A+ Cost of living A+ Crime C Employment C+ Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Duluth, MN
• City population: 71,097
• Population (ZIP): 8,305

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 202,411 people
• By 2030: 203,234 · +0.4%
• By 2040: 202,520 · +0.1%
• By 2050: 200,853 · -0.8%
• By 2075: 200,943 · -0.7%
• By 2100: 192,058 · -5.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Native American 2% Asian 1% Black 1%
• Common ancestry: Portuguese 13% Romanian 5% Lithuanian 3%
• Foreign-born: 1% · China, Vietnam
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · St. Louis

• 2024 margin: D (+13.7) · D 55.9% · R 42.2% · Other 1.8%
• 2008→2024 swing: -18.8pp toward R · 2008: 32.5pp · 2024: 13.7pp
• All cycles: 2024: D+13.7 2020: D+15.6 2016: D+11.8 2012: D+29.6 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 53.59%
• Current HPI: 515.02
• 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

+441.7% since first listed

8 events — show timeline

• 2026-04-30 Listed $65,000 LSAR
• 2022-07-21 Sold (MLS) $45,000 LSAR
• 2022-05-06 Listed $49,900 LSAR
• 2011-12-20 Sold (MLS) $10,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-12-20 Sold (MLS) $10,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-12-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-08-04 Listed $12,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-08-04 Listed $12,000 NORTHSTARMLS as Distributed by MLS Grid