1104 101st Ln NW · Coon Rapids, MN 55433

$149,900

4 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 17 Days on market

Built 2021 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
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +4.3/5.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful Double Wide Like new 4 bed 2 bath mobile home on quiet neighborhood. Spacious, Very clean, move in ready. Stainless steel appliances. Built 2021. Lot rent $595/mo. Includes water, trash and sewer.

Key facts

• Quiet neighborhood
• Move in ready
• Built 2021

Tags

• QUIET NEIGHBORHOOD
• STAINLESS STEEL APPLIANCES
• MOVE IN READY

Property features AI

Finance

• HOA & community: Land is leased (land lease fee $595)

Exterior

• Parking: Asphalt parking
• Utilities: City water (connected); City sewer (connected); Natural gas; Circuit breaker electrical
• Home design: Residential property; One story
• Construction: Other foundation
• Exterior features: Vinyl exterior; No fencing

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Microwave
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms; Main floor full bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 3.8% in Coon Rapids — 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 86/100 on livability (#12 in MN, #390 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: amenities D.
• Anoka-Hennepin Public School District (suburban): math 49% / reading 55% proficiency, ranked #71 of 301 in MN (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.4%/yr); 119 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,083 units permitted in Anoka County in 2024 (134 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Anoka County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.25% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.10%
• DSCR: 1.72
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.43% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.29×
• Total profit: $12,044
• Equity at exit: $22,351

10-year hold

• IRR: 18.4%
• Equity multiple: 2.70×
• Total profit: $71,508
• Equity at exit: $12,961

Cash invested: $41,972 (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 55433

• Rents YoY: 5.4%
• Active inventory: 119
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,879 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$73 /mo · $875/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $497

Break-even live

Break-even rent $1,251

Max offer price $149,900

Occupancy floor 69%

Sensitivity live

Price	-10% $581	-5% $539	+0% $497	+5% $454	+10% $412
Rent	-10% $348	-5% $422	+0% $497	+5% $571	+10% $645
Rate	-1.0pp $572	-0.5pp $535	base $497	+0.5pp $458	+1.0pp $418

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
750 99th Ave NW Minneapolis, MN	2.0–3.0	1.5–2.0	1195	$1,725	$1.44	0d	4	0.56mi
10630 Tamarack St NW Minneapolis, MN	3.0	1.0	900	$1,424	$1.58	25d	1	0.64mi
10400 Jay St NW Minneapolis, MN	1.0–3.0	1.0–2.0	962	$1,775	$1.85	3d	1	0.99mi
10060 Dogwood St NW Minneapolis, MN	2.0–3.0	2.0	1240	$1,895	$1.53	24d	2	1.09mi

Listing history 3 events

1. 2026-05-08
   status Pending
2. 2026-04-24
   historical Contingent - Inspection
3. 2026-04-21
   listed $149,900 Active

ⓘ 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: $875 · $73/mo
• Projected year-2 tax: $1,277 · $106/mo
• Expected delta: +$402/yr (+$33/mo · 45.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,550
• − Mortgage interest: −$8,397
• − Property taxes: −$875
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$4,361
• Taxable income: $3,763
• Est. tax owed @ 24.0%: −$903
• After-tax cash flow: $5,056/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 move-in ready mobile home is in excellent condition with modern updates and a clean, well-maintained appearance. Simple improvements can further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and add value.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Adding a small patio or deck — A small outdoor space can increase the home's livability and appeal to potential buyers/tenants.
• Both Upgrading the flooring in the bathrooms — Modern flooring can improve the aesthetic and functionality of the bathrooms, enhancing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and add value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding a small patio or deck — A small outdoor space can increase the home's livability and appeal to potential buyers/tenants. ↑
• Both Upgrading the flooring in the bathrooms — Modern flooring can improve the aesthetic and functionality of the bathrooms, enhancing both resale and rental 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: Anoka-Hennepin Public School District
• NCES district ID: 2703180
• Math proficiency: 49% ▼ -14.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $73,837
• Composite: 46.7/100
• National rank: #2400
• State rank: #71 of 301 in MN

Livability — Coon Rapids

• Score: 86/100
• State rank: #12
• US rank: #390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coon Rapids, MN
• County: Anoka County · 277,116 people
• City population: 63,468
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 34,463
• Household income: $78,054
• Rent vs Own: 32.0% rent · 68.0% own
• Severe rent burden: 1129.0

Population outlook (Anoka County) Hauer SSP2

• Today (2025): 375,223 people
• By 2030: 387,850 · +3.4%
• By 2040: 407,239 · +8.5%
• By 2050: 417,541 · +11.3%
• By 2075: 448,447 · +19.5%
• By 2100: 464,954 · +23.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 9% Asian 9% Two or more races 9% Hispanic / Latino 5%
• Common ancestry: Portuguese 12% Romanian 5% Italian 3%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 90% English-only · Other Asian/Pacific 3% Spanish 2% Other Indo-European 1%

Political lean MEDSL · Anoka

• 2024 margin: Toss-up / Even · D 46.6% · R 51.0% · Other 2.4%
• 2008→2024 swing: -2.0pp toward R · 2008: -2.4pp · 2024: -4.4pp
• All cycles: 2024: R+4.4 2020: R+1.9 2016: R+9.7 2012: R+2.6 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -243.93%
• Current HPI: 260.1237
• Rent YoY: ▲ 5.43%
• 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

3 events — show timeline

• 2026-05-08 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-24 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-21 Listed $149,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

-3.9%/yr

Latest (2026): $875 · -33.1% YoY. Source: county tax records.