12035 Stevens Ave · Becker, MN 55308

$60,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 15 Days on market

Built 1995 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 +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a beautiful and completely reliable home in the highly desirable Becker Estates community? This spacious 16x80 single-wide is turn-key and ready for its next owner. CRITICAL BUYER RULES & acirc; & euro; & ldquo; PLEASE READ BEFORE REPLYING: Buyers must have cash in hand or prequalified letter. PARK APPROVAL REQUIRED. Any buyer must apply, pass a background/credit check, and be approved by Becker Estates management. NO rent-to-own, NO contract for deed, NO owner financing. THE BIG UPGRADES: & acirc; & euro; & cent; NEW ROOF (Installed 2022) & acirc; & euro; & ldquo; Only 4 years old! Saves you thousands in future maintenance costs and provide

Key facts

• Massive storage
• Reliable mechanicals
• New roof

Tags

• BECKER ESTATES COMMUNITY
• NEW ROOF
• RELIABLE MECHANICALS
• MASSIVE STORAGE
• OUTDOOR LIVING
• KITCHEN BEAUTIFULLY UPDATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 32.3% vs local median 3.0% in Becker — 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 75/100 on livability (#181 in MN, #3,909 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Becker Public School District (town): math 52% / reading 56% proficiency, ranked #61 of 301 in MN (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 74 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 334 units permitted in Sherburne County in 2024 (58 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 3.50% ✓
• Cap rate: 32.26%
• Cash-on-cash: 92.75%
• DSCR: 5.13
• GRM: 2.4

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: 93.5%
• Equity multiple: 5.34×
• Total profit: $72,979
• Equity at exit: $8,946

10-year hold

• IRR: 96.3%
• Equity multiple: 11.12×
• Total profit: $170,036
• Equity at exit: $5,188

Cash invested: $16,800 (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 55308

• Home prices YoY: -23.9%
• Active inventory: 74
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$21 /mo · $250/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $1,299

Break-even live

Break-even rent $456

Max offer price $60,000

Occupancy floor 33%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13896 Birdie Ln SE Becker, MN	1.0–2.0	1.0–2.0	986	$2,100	$2.13	1d	5	0.52mi

Listing history 10 events

1. 2026-06-18
   days on market $60,000 Active 15 DOM
2. 2026-06-17
   days on market $60,000 Active 14 DOM
3. 2026-06-16
   days on market $60,000 Active 13 DOM
4. 2026-06-15
   days on market $60,000 Active 12 DOM
5. 2026-06-13
   days on market $60,000 Active 10 DOM
6. 2026-06-09
   days on market $60,000 Active 6 DOM
7. 2026-06-08
   days on market $60,000 Active 5 DOM
8. 2026-06-07
   days on market $60,000 Active 4 DOM
9. 2026-06-04
   remarks 663-char remark
10. 2026-06-04
    listed $60,000 Active 1 DOM

ⓘ 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: $250 · $21/mo
• Projected year-2 tax: $461 · $38/mo
• Expected delta: +$211/yr (+$18/mo · 84.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,200
• − Mortgage interest: −$3,361
• − Property taxes: −$250
• − Insurance: −$300
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$1,745
• Taxable income: $15,512
• Est. tax owed @ 24.0%: −$3,723
• After-tax cash flow: $11,859/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 Cosmetic rehab

This single-family home in Becker MN is in good condition with a new roof and minimal maintenance needed. It's turn-key and ready for its next owner.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting exterior — Fresh paint can improve curb appeal and value
• Both Landscaping and curb appeal — Improves overall appearance and value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting exterior — Fresh paint can improve curb appeal and value ↑
• Both Landscaping and curb appeal — Improves overall appearance and value ↑

ⓘ 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: Becker Public School District
• NCES district ID: 2703870
• Math proficiency: 52% ▼ -14.00%
• Reading proficiency: 56% ▼ -9.00%
• Median HH income: $79,776
• Composite: 48.94/100
• National rank: #2076
• State rank: #61 of 301 in MN

Livability — Becker

• Score: 75/100
• State rank: #181
• US rank: #3909

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Becker, MN
• Population (ZIP): 9,788

Population outlook (Sherburne County) Hauer SSP2

• Today (2025): 97,402 people
• By 2030: 99,341 · +2.0%
• By 2040: 101,188 · +3.9%
• By 2050: 99,214 · +1.9%
• By 2075: 88,700 · -8.9%
• By 2100: 72,241 · -25.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Portuguese 12% Romanian 4% Lithuanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

Political lean MEDSL · Sherburne

• 2024 margin: Solid R (+34.9) · D 31.7% · R 66.6% · Other 1.7%
• 2008→2024 swing: -16.7pp toward R · 2008: -18.2pp · 2024: -34.9pp
• All cycles: 2024: R+34.9 2020: R+32.6 2016: R+37.0 2012: R+22.1 2008: R+18.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.25%
• Current HPI: 246.5549
• 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

1 event — show timeline

• 2026-06-04 Listed $60,000 FSBO.com

Property tax history

-29.0%/yr

Latest (2025): $250 · -0.8% YoY. Source: county tax records.