1335 W River St #4 · Monticello, MN 55362

$80,000

2 bd · 1.0 ba · 784 sqft · Manufactured · 107 Days on market

Built 1980

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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 +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable and updated mobile home with modern finishes and spacious layout! This home features a bright open-concept living room and kitchen with updated flooring, fresh paint, and plenty of natural light throughout. The kitchen offers ample cabinet space, stainless steel appliances, and a functional breakfast bar perfect for everyday living or entertaining. The home also includes a large bathroom with updated vanity and fixtures, in-unit laundry, and comfortable living spaces throughout. Outside you’ll find a deck entry, storage shed, and private outdoor space ideal for relaxing or extra storage. Located in a convenient community with lot rent of only $650/month, making this an excellent opportunity for affordable homeownership. Move-in ready and perfect for someone looking for a comfortable home at a great value.

Key facts

• Large bathroom
• Updated flooring
• Updated vanity

Tags

• OPEN-CONCEPT LIVING ROOM
• UPDATED FLOORING
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR
• LARGE BATHROOM
• UPDATED VANITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $702 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 3.5% in Monticello — 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 (#200 in MN, #4,205 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, employment A; Watch: amenities F, commute F.
• Monticello Public School District (town): math 54% / reading 58% proficiency, ranked #52 of 301 in MN (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 171 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $553 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 + 0.7% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.99% ✓
• Cap rate: 16.83%
• Cash-on-cash: 37.62%
• DSCR: 2.67
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.67% rent growth · sell at horizon

5-year hold

• IRR: 30.9%
• Equity multiple: 2.26×
• Total profit: $28,149
• Equity at exit: $11,928

10-year hold

• IRR: 36.8%
• Equity multiple: 4.03×
• Total profit: $67,949
• Equity at exit: $6,917

Cash invested: $22,400 (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 55362

• Home prices YoY: -27.7%
• Rents YoY: 0.7%
• Active inventory: 171
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,589 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $702

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 51%

Sensitivity live

Price	-10% $758	-5% $730	+0% $702	+5% $675	+10% $647
Rent	-10% $577	-5% $640	+0% $702	+5% $765	+10% $828
Rate	-1.0pp $743	-0.5pp $723	base $702	+0.5pp $682	+1.0pp $660

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
625 E 3rd St Monticello, MN	2.0	1.0	900	$1,395	$1.55	0d	1	1.08mi
725 Minnesota St Monticello, MN	2.0	2.0	982	$1,635	$1.66	0d	4	1.37mi
212 Locust St Monticello, MN	2.0	1.0–2.0	780	$1,794	$2.30	0d	1	1.38mi

Listing history 15 events

1. 2026-06-18
   days on market $80,000 Active 107 DOM
2. 2026-06-17
   days on market $80,000 Active 106 DOM
3. 2026-06-16
   days on market $80,000 Active 105 DOM
4. 2026-06-15
   days on market $80,000 Active 104 DOM
5. 2026-06-13
   days on market $80,000 Active 102 DOM
6. 2026-06-13
   days on market $80,000 Active 101 DOM
7. 2026-06-09
   days on market $80,000 Active 98 DOM
8. 2026-06-08
   days on market $80,000 Active 97 DOM
9. 2026-06-07
   days on market $80,000 Active 96 DOM
10. 2026-06-04
    days on market $80,000 Active 93 DOM
11. 2026-06-03
    days on market $80,000 Active 92 DOM
12. 2026-06-02
    days on market $80,000 Active 91 DOM
13. 2026-06-01
    days on market $80,000 Active 90 DOM
14. 2026-05-31
    days on market $80,000 Active 89 DOM
15. 2026-03-03
    listed $80,000 Active 839-char remark

    Show marketing remark (839 chars)

    Affordable and updated mobile home with modern finishes and spacious layout! This home features a bright open-concept living room and kitchen with updated flooring, fresh paint, and plenty of natural light throughout. The kitchen offers ample cabinet space, stainless steel appliances, and a functional breakfast bar perfect for everyday living or entertaining. The home also includes a large bathroom with updated vanity and fixtures, in-unit laundry, and comfortable living spaces throughout. Outside you’ll find a deck entry, storage shed, and private outdoor space ideal for relaxing or extra storage. Located in a convenient community with lot rent of only $650/month, making this an excellent opportunity for affordable homeownership. Move-in ready and perfect for someone looking for a comfortable home at a great value.

ⓘ 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 10/10 Extreme 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 13 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: $19,065
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − Depreciation: −$2,327
• Taxable income: $7,606
• Est. tax owed @ 24.0%: −$1,826
• After-tax cash flow: $6,602/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: Monticello Public School District
• NCES district ID: 2721390
• Math proficiency: 54% ▼ -13.00%
• Reading proficiency: 58% ▼ -9.00%
• Median HH income: $72,678
• Composite: 49.92/100
• National rank: #1936
• State rank: #52 of 301 in MN

Livability — Monticello

• Score: 75/100
• State rank: #200
• US rank: #4205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monticello, MN
• County: Wright County · 79,164 people
• City population: 20,663
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 20,663
• Household income: $91,832
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 456.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 5% Two or more races 5% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 13% Lithuanian 5% Scottish 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 91% English-only · Spanish 4% Chinese 2% French/Haitian/Cajun 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: ▼ -92.54%
• Current HPI: 241.5101
• Rent YoY: ▲ 0.67%
• 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

1 event — show timeline

• 2026-03-03 Listed $80,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

-0.6%/yr

Latest (2022): $138 · -5.5% YoY. Source: county tax records.