Cottonwood 1 205 Plan · Rockford, MN 55373

$84,900

3 bd · 2.0 ba · 1,267 sqft · Manufactured · 696 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 +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Make your new home in Rockford Riverview Estates, a well-maintained, professionally managed manufactured home community! This is a 2019 3 bed/2 bath, 1267.20 sq. ft. home in a gorgeous neighborhood. Rockford Riverview Estates is the perfect place to enjoy the laid-back Rockford lifestyle! Let us show you around the place! Call and schedule a viewing today!

Key facts

• Listed 695 days

🏗️ 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 $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $638 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 3.0% 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 $587 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 696 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 696 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.83% ✓
• Cap rate: 15.31%
• Cash-on-cash: 32.19%
• DSCR: 2.43
• GRM: 4.6

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: 27.2%
• Equity multiple: 2.13×
• Total profit: $26,886
• Equity at exit: $12,659

10-year hold

• IRR: 34.8%
• Equity multiple: 4.19×
• Total profit: $75,812
• Equity at exit: $7,341

Cash invested: $23,772 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $638

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 54%

Sensitivity live

Price	-10% $696	-5% $667	+0% $638	+5% $608	+10% $579
Rent	-10% $515	-5% $577	+0% $638	+5% $699	+10% $760
Rate	-1.0pp $681	-0.5pp $659	base $638	+0.5pp $616	+1.0pp $593

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: $21,225
• Closing costs: $2,547
• 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	21d	1	0.25mi

Listing history 17 events

1. 2026-06-21
   days on market $84,900 Active 696 DOM
2. 2026-06-18
   days on market $84,900 Active 693 DOM
3. 2026-06-17
   days on market $84,900 Active 692 DOM
4. 2026-06-16
   days on market $84,900 Active 691 DOM
5. 2026-06-15
   days on market $84,900 Active 690 DOM
6. 2026-06-13
   days on market $84,900 Active 688 DOM
7. 2026-06-09
   days on market $84,900 Active 684 DOM
8. 2026-06-08
   days on market $84,900 Active 683 DOM
9. 2026-06-07
   days on market $84,900 Active 682 DOM
10. 2026-06-04
    days on market $84,900 Active 679 DOM
11. 2026-06-03
    days on market $84,900 Active 678 DOM
12. 2026-06-02
    days on market $84,900 Active 677 DOM
13. 2026-06-01
    days on market $84,900 Active 676 DOM
14. 2026-05-31
    days on market $84,900 Active 675 DOM
15. 2024-08-21
    status Active 358-char remark

    Show marketing remark (358 chars)

    Make your new home in Rockford Riverview Estates, a well-maintained, professionally managed manufactured home community! This is a 2019 3 bed/2 bath, 1267.20 sq. ft. home in a gorgeous neighborhood. Rockford Riverview Estates is the perfect place to enjoy the laid-back Rockford lifestyle! Let us show you around the place! Call and schedule a viewing today!

16. 2024-07-27
    historical 358-char remark

    Show marketing remark (358 chars)

    Make your new home in Rockford Riverview Estates, a well-maintained, professionally managed manufactured home community! This is a 2019 3 bed/2 bath, 1267.20 sq. ft. home in a gorgeous neighborhood. Rockford Riverview Estates is the perfect place to enjoy the laid-back Rockford lifestyle! Let us show you around the place! Call and schedule a viewing today!

17. 2024-06-29
    listed $84,900 Active 358-char remark

    Show marketing remark (358 chars)

    Make your new home in Rockford Riverview Estates, a well-maintained, professionally managed manufactured home community! This is a 2019 3 bed/2 bath, 1267.20 sq. ft. home in a gorgeous neighborhood. Rockford Riverview Estates is the perfect place to enjoy the laid-back Rockford lifestyle! Let us show you around the place! Call and 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 ≥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: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$2,470
• Taxable income: $6,700
• Est. tax owed @ 24.0%: −$1,608
• After-tax cash flow: $6,045/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

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with a modern kitchen and bathrooms. It is ready for a fresh coat of paint and updated flooring to further enhance its value.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a home more appealing
• Rental Replace flooring in bathrooms — Updated flooring can attract renters
• Both Install new window treatments — Enhances curb appeal and can be a selling point

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a home more appealing ↑
• Rental Replace flooring in bathrooms — Updated flooring can attract renters ↑
• Both Install new window treatments — Enhances curb appeal and can be a selling point ↑

ⓘ 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: 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

3 events — show timeline

• 2024-08-21 Relisted — Zillow
• 2024-07-27 Delisted — Zillow
• 2024-06-29 Listed $84,900 Zillow