417 Prairie Rose Trl · Mankato, MN 56001

$279,900

3 bd · 3.0 ba · 1,616 sqft · Townhouse · 111 Days on market

Built 2021 2,613 sqft lot $173/sqft · 29% below area Est $392k · 29% under $130/mo HOA · 7% of rent ↓ 2% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +6.1/30.0
• Rent growth +4.6/5.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy easy, low-maintenance living in this wonderful newer townhome designed for comfort and convenience. Featuring airy 9-foot ceilings and a bright, open layout, this thoughtfully designed unit offers three bedrooms and three baths, providing flexible space for everyday living or hosting guests. The modern kitchen is both stylish and functional, complete with quartz countertops, a spacious center island, pantry, ample cabinetry, and a GE stainless steel appliance package. Main floor laundry adds everyday convenience, while the open living area is anchored by a cozy gas fireplace with a beautiful stone surround and direct access to a private patio—perfect for relaxing or entertaining. The primary bedroom on the main level offers a peaceful retreat with a generous walk-in closet and well-appointed bath. Upstairs, two additional bedrooms, each with a walk in closet share a Jack-and-Jill bathroom, offering privacy and practicality. A convenient half bath is located on the main floor for guests. Additional highlights include abundant closet storage throughout, a finished attached garage, extra parking, a Carrier furnace, tankless on-demand water heater, and tasteful window treatments—all included. Move-in ready and designed for easy townhome living, this home offers the perfect blend of modern finishes, smart layout, and low-maintenance lifestyle. 5-UNRELATED RENTAL LICENSE

Key facts

• Cozy gas fireplace
• Quartz countertops
• Private patio

Tags

• MODERN KITCHEN
• QUARTZ COUNTERTOPS
• SPACIOUS CENTER ISLAND
• PRIVATE PATIO
• COZY GAS FIREPLACE
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $280k.

Deal economics

• At list price, monthly cash flow is $-527 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (27.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (30.5% below list).
• Recommended offer: $195k (30.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#133 in MN, #2,970 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: crime C-, amenities C-, commute F.
• Mankato Public School District (urban): math 48% / reading 56% proficiency, ranked #98 of 301 in MN (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+8.6%/yr); 352 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 269 units permitted in Blue Earth County in 2024 (154 in 5+ unit buildings).
• This rent runs 34% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Blue Earth County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $194,634 (30.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 4.03%
• Cash-on-cash: -8.06%
• DSCR: 0.64
• GRM: 12.0

CMA / ARV

• ARV (median comp): $392,238
• List price: $279,900
• Delta: -28.64%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3112 Buttercup Trl	0.37mi	2/2.0 (-1)	1,689 (+4%)	23mo	$410,000	$243	47
125 Crystal Ln	0.44mi	3/2.0	1,493 (-8%)	23mo	$394,000	$264	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -24.6%
• Equity multiple: 0.13×
• Total profit: $-68,508
• Equity at exit: $41,734

10-year hold

• IRR: -9.4%
• Equity multiple: 0.29×
• Total profit: $-55,593
• Equity at exit: $24,201

Cash invested: $78,372 (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 56001

• Rents YoY: 8.6%
• Active inventory: 352
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,946 medium
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,198/yr
• Insurance: −$117
• HOA: −$130
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-527

Break-even live

Break-even rent $2,613

Max offer price $203,683

Occupancy floor —

Sensitivity live

Price	-10% $-333	-5% $-430	+0% $-527	+5% $-623	+10% $-720
Rent	-10% $-680	-5% $-604	+0% $-527	+5% $-450	+10% $-373
Rate	-1.0pp $-386	-0.5pp $-456	base $-527	+0.5pp $-599	+1.0pp $-673

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Roosevelt Cir Unit 208 Mankato, MN	2.0	2.0	1125	$1,590	$1.41	44d	1	1.20mi
103 Everglades Trl Mankato, MN	2.0–4.0	2.5	1453	$1,860	$1.28	44d	3	1.34mi
109 Willow Cascades Trl Unit 109 WCT Mankato, MN	3.0	2.5	1500	$1,850	$1.23	44d	1	1.34mi
3104 Bassett Dr Mankato, MN	3.0	2.0	1675	$2,495	$1.49	44d	1	1.40mi

HOA detail

• Monthly dues: $130 · $1,560/yr
• Likely covers: watergas

Listing history 21 events

1. 2026-06-19
   days on market $279,900 Active 111 DOM
2. 2026-06-18
   days on market $279,900 Active 110 DOM
3. 2026-06-17
   days on market $279,900 Active 109 DOM
4. 2026-06-16
   days on market $279,900 Active 108 DOM
5. 2026-06-15
   days on market $279,900 Active 107 DOM
6. 2026-06-14
   days on market $279,900 Active 105 DOM
7. 2026-06-13
   days on market $279,900 Active 104 DOM
8. 2026-06-10
   days on market $279,900 Active 102 DOM
9. 2026-06-09
   days on market $279,900 Active 101 DOM
10. 2026-06-08
    days on market $279,900 Active 100 DOM
11. 2026-06-07
    days on market $279,900 Active 99 DOM
12. 2026-06-05
    days on market $279,900 Active 96 DOM
13. 2026-06-03
    days on market $279,900 Active 95 DOM
14. 2026-06-02
    days on market $279,900 Active 94 DOM
15. 2026-06-01
    days on market $279,900 Active 93 DOM
16. 2026-05-31
    days on market $279,900 Active 92 DOM
17. 2026-05-30
    days on market $279,900 Active 91 DOM
18. 2026-04-29
    price $279,900 1405-char remark

    Show marketing remark (1416 chars)

    Enjoy easy, low-maintenance living in this wonderful newer townhome designed for comfort and convenience. Featuring airy 9-foot ceilings and a bright, open layout, this thoughtfully designed unit offers three bedrooms and three baths, providing flexible space for everyday living or hosting guests. The modern kitchen is both stylish and functional, complete with quartz countertops, a spacious center island, pantry, ample cabinetry, and a GE stainless steel appliance package. Main floor laundry adds everyday convenience, while the open living area is anchored by a cozy gas fireplace with a beautiful stone surround and direct access to a private patio—perfect for relaxing or entertaining. The primary bedroom on the main level offers a peaceful retreat with a generous walk-in closet and well-appointed bath. Upstairs, two additional bedrooms, each with a walk in closet share a Jack-and-Jill bathroom, offering privacy and practicality. A convenient half bath is located on the main floor for guests. Additional highlights include abundant closet storage throughout, a finished attached garage, extra parking, a Carrier furnace, tankless on-demand water heater, and tasteful window treatments—all included. Move-in ready and designed for easy townhome living, this home offers the perfect blend of modern finishes, smart layout, and low-maintenance lifestyle. VALUE ADD: 5-UNRELATED RENTAL LICENSE

19. 2026-04-29
    price $279,900 1416-char remark

    Show marketing remark (1416 chars)

    Enjoy easy, low-maintenance living in this wonderful newer townhome designed for comfort and convenience. Featuring airy 9-foot ceilings and a bright, open layout, this thoughtfully designed unit offers three bedrooms and three baths, providing flexible space for everyday living or hosting guests. The modern kitchen is both stylish and functional, complete with quartz countertops, a spacious center island, pantry, ample cabinetry, and a GE stainless steel appliance package. Main floor laundry adds everyday convenience, while the open living area is anchored by a cozy gas fireplace with a beautiful stone surround and direct access to a private patio—perfect for relaxing or entertaining. The primary bedroom on the main level offers a peaceful retreat with a generous walk-in closet and well-appointed bath. Upstairs, two additional bedrooms, each with a walk in closet share a Jack-and-Jill bathroom, offering privacy and practicality. A convenient half bath is located on the main floor for guests. Additional highlights include abundant closet storage throughout, a finished attached garage, extra parking, a Carrier furnace, tankless on-demand water heater, and tasteful window treatments—all included. Move-in ready and designed for easy townhome living, this home offers the perfect blend of modern finishes, smart layout, and low-maintenance lifestyle. VALUE ADD: 5-UNRELATED RENTAL LICENSE

20. 2026-02-27
    listed $284,900 Active 1405-char remark

    Show marketing remark (1416 chars)

    Enjoy easy, low-maintenance living in this wonderful newer townhome designed for comfort and convenience. Featuring airy 9-foot ceilings and a bright, open layout, this thoughtfully designed unit offers three bedrooms and three baths, providing flexible space for everyday living or hosting guests. The modern kitchen is both stylish and functional, complete with quartz countertops, a spacious center island, pantry, ample cabinetry, and a GE stainless steel appliance package. Main floor laundry adds everyday convenience, while the open living area is anchored by a cozy gas fireplace with a beautiful stone surround and direct access to a private patio—perfect for relaxing or entertaining. The primary bedroom on the main level offers a peaceful retreat with a generous walk-in closet and well-appointed bath. Upstairs, two additional bedrooms, each with a walk in closet share a Jack-and-Jill bathroom, offering privacy and practicality. A convenient half bath is located on the main floor for guests. Additional highlights include abundant closet storage throughout, a finished attached garage, extra parking, a Carrier furnace, tankless on-demand water heater, and tasteful window treatments—all included. Move-in ready and designed for easy townhome living, this home offers the perfect blend of modern finishes, smart layout, and low-maintenance lifestyle. VALUE ADD: 5-UNRELATED RENTAL LICENSE

21. 2026-02-27
    listed $284,900 Active 1416-char remark

    Show marketing remark (1416 chars)

    Enjoy easy, low-maintenance living in this wonderful newer townhome designed for comfort and convenience. Featuring airy 9-foot ceilings and a bright, open layout, this thoughtfully designed unit offers three bedrooms and three baths, providing flexible space for everyday living or hosting guests. The modern kitchen is both stylish and functional, complete with quartz countertops, a spacious center island, pantry, ample cabinetry, and a GE stainless steel appliance package. Main floor laundry adds everyday convenience, while the open living area is anchored by a cozy gas fireplace with a beautiful stone surround and direct access to a private patio—perfect for relaxing or entertaining. The primary bedroom on the main level offers a peaceful retreat with a generous walk-in closet and well-appointed bath. Upstairs, two additional bedrooms, each with a walk in closet share a Jack-and-Jill bathroom, offering privacy and practicality. A convenient half bath is located on the main floor for guests. Additional highlights include abundant closet storage throughout, a finished attached garage, extra parking, a Carrier furnace, tankless on-demand water heater, and tasteful window treatments—all included. Move-in ready and designed for easy townhome living, this home offers the perfect blend of modern finishes, smart layout, and low-maintenance lifestyle. VALUE ADD: 5-UNRELATED RENTAL LICENSE

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,356
• − Mortgage interest: −$15,679
• − Property taxes: −$4,198
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − HOA: −$1,560
• − Depreciation: −$8,143
• Taxable loss: −$11,360
• Est. tax savings @ 24.0%: +$2,726
• After-tax cash flow: $-3,594/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: Mankato Public School District
• NCES district ID: 2718780
• Math proficiency: 48% ▼ -11.00%
• Reading proficiency: 56% ▼ -8.00%
• Median HH income: $49,469
• Composite: 44.36/100
• National rank: #2819
• State rank: #98 of 301 in MN

Livability — Mankato

• Score: 77/100
• State rank: #133
• US rank: #2970

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mankato, MN
• County: Blue Earth County · 51,585 people
• City population: 51,585
• Metro: Mankato, MN
• Population (ZIP): 51,585
• Household income: $69,531
• Rent vs Own: 45.9% rent · 54.1% own
• Severe rent burden: 2394.0

Population outlook (Blue Earth County) Hauer SSP2

• Today (2025): 70,208 people
• By 2030: 72,708 · +3.6%
• By 2040: 77,481 · +10.4%
• By 2050: 82,842 · +18.0%
• By 2075: 99,990 · +42.4%
• By 2100: 116,795 · +66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 6% Hispanic / Latino 5% Two or more races 4% Asian 3%
• Common ancestry: Portuguese 11% Lithuanian 3% Romanian 3%
• Foreign-born: 8% · Canada, Vietnam, South Korea
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Blue Earth

• 2024 margin: Toss-up / Even · D 48.3% · R 49.5% · Other 2.1%
• 2008→2024 swing: -14.2pp toward R · 2008: 12.9pp · 2024: -1.2pp
• All cycles: 2024: R+1.2 2020: D+4.4 2016: R+3.7 2012: D+9.5 2008: D+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -192.46%
• Current HPI: 189.8485
• Rent YoY: ▲ 8.55%
• Metro: Mankato, MN
• 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

-1.8% since first listed

4 events — show timeline

• 2026-04-29 Price Changed $279,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $279,900 RASM
• 2026-02-27 Listed $284,900 RASM
• 2026-02-27 Listed $284,900 NORTHSTARMLS as Distributed by MLS Grid