1022 Sunrise Ln · Caledonia, MN 55921

$25,000

2 bd · 1.0 ba · 952 sqft · Manufactured public records · 1 Days on market

Built 1980 Fair 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 +4.7/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

This 952 square foot mobile / manufactured home has 2 bedrooms and 1.0 bathrooms. This home is located at 1022 Sunrise Ln, Caledonia, MN 55921.

Key facts

• Built 1980

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $25k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($669 rent vs $25k).

Location & tenants

• Location reads 82/100 on livability (#45 in MN, #1,226 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F.
• Caledonia Public School District (rural): math 49% / reading 61% proficiency, ranked #69 of 301 in MN (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 23 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 48 units permitted in Houston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• Houston County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $25,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.68% ✓
• Cap rate: 23.37%
• Cash-on-cash: 60.98%
• DSCR: 3.71
• GRM: 3.1

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: 59.8%
• Equity multiple: 3.66×
• Total profit: $18,616
• Equity at exit: $3,728

10-year hold

• IRR: 64.5%
• Equity multiple: 7.49×
• Total profit: $45,427
• Equity at exit: $2,162

Cash invested: $7,000 (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 55921

• Home prices YoY: -32.8%
• Active inventory: 23
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $669 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$140
• Net cashflow: $356

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 42%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 S East St Caledonia, MN	1.0	1.0	550	$669	$1.22	2d	1	0.43mi

Listing history 1 events

1. 2026-05-26
   listed $25,000 Active

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,028
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$642
• − Management: −$642
• − Depreciation: −$727
• Taxable income: $4,116
• Est. tax owed @ 24.0%: −$988
• After-tax cash flow: $3,281/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

Fair 40/100 Moderate rehab

This mobile home requires significant repairs and maintenance, including major work on the siding, roof, and HVAC. Improvements in these areas would significantly increase its resale and rental value.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — Siding condition suggests potential roof issues
• Major flooring — Siding condition suggests potential subfloor issues
• Major interior walls/paint — Siding condition suggests potential drywall issues
• Major HVAC/mechanicals — Siding condition suggests potential HVAC issues
• Major landscaping — No visible landscaping, but siding condition suggests potential curb appeal issues

Value-add opportunities

• Both paint exterior — Fresh paint can improve curb appeal and home value
• Both repair roof — A new roof can significantly increase the home's value
• Both replace siding — New siding can improve the home's appearance and increase its value
• Both update HVAC — A new HVAC system can improve comfort and energy efficiency
• Both landscaping — A well-maintained yard can improve curb appeal and home value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · Siding condition suggests potential roof issues	Major	$15,000–50,000
flooring · Siding condition suggests potential subfloor issues	Major	$15,000–50,000
interior walls/paint · Siding condition suggests potential drywall issues	Major	$15,000–50,000
HVAC/mechanicals · Siding condition suggests potential HVAC issues	Major	$15,000–50,000
landscaping · No visible landscaping, but siding condition suggests potential curb appeal issues	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both paint exterior — Fresh paint can improve curb appeal and home value ↑
• Both repair roof — A new roof can significantly increase the home's value ↑
• Both replace siding — New siding can improve the home's appearance and increase its value ↑
• Both update HVAC — A new HVAC system can improve comfort and energy efficiency ↑
• Both landscaping — A well-maintained yard can improve curb appeal and home 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: Caledonia Public School District
• NCES district ID: 2707380
• Math proficiency: 49% ▼ -9.00%
• Reading proficiency: 61% ▬ 0.00%
• Median HH income: $49,810
• Composite: 46.87/100
• National rank: #2369
• State rank: #69 of 301 in MN

Livability — Caledonia

• Score: 82/100
• State rank: #45
• US rank: #1226

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Caledonia, MN
• Population (ZIP): 4,793

Population outlook (Houston County) Hauer SSP2

• Today (2025): 18,304 people
• By 2030: 17,878 · -2.3%
• By 2040: 16,673 · -8.9%
• By 2050: 15,378 · -16.0%
• By 2075: 13,146 · -28.2%
• By 2100: 11,117 · -39.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Portuguese 21% Romanian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Houston

• 2024 margin: R (+16.5) · D 41.0% · R 57.5% · Other 1.6%
• 2008→2024 swing: -27.2pp toward R · 2008: 10.7pp · 2024: -16.5pp
• All cycles: 2024: R+16.5 2020: R+12.9 2016: R+14.0 2012: D+3.2 2008: D+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -101.28%
• Current HPI: 207.1254
• 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

• 2026-05-26 Listed $25,000 FSBO.com

Property tax history

-8.7%/yr

Latest (2024): $30 · -16.7% YoY. Source: county tax records.