7800 Maple Hill Rd Unit F13 · Corcoran, MN 55340

$50,000

3 bd · 2.0 ba · 1,232 sqft · SingleFamily · 249 Days on market

Built 1995 Fair condition 1,219 sqft lot ↓ 17% since listing

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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 +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious double-wide mobile home in the Maple Hill community offers a rare opportunity to customize a home to your taste. With 3 bedrooms, 2 full bathrooms, and 1232 sqft, this 1995-built residence provides solid bones and plenty of potential to update to your liking. Features include vaulted ceilings & fan light in the living room, eat-in kitchen with adjacent mudroom, laundry, and utility space, primary suite with ensuite bath & built-in vanity/mirror, laminate flooring throughout living areas, kitchen, and hallway, furnace (3 years old) & water heater (2 years old), add-on porch & shed for extra storage, 2-car parking pad, exterior wood siding with roof shingles (8+ years old). The AC unit is currently not known to be functioning. Home will be sold AS-IS. Conveniently located near Corcoran’s amenities, this property is a fantastic find for someone seeking an affordable home with potential. Lot rent includes city sewer, well water distribution system, and trash/recycle containers.

Key facts

• Primary suite
• Eat-in kitchen
• Adjacent mudroom

Tags

• DOUBLE-WIDE MOBILE HOME
• MAPLE HILL COMMUNITY
• VAULTED CEILINGS
• EAT-IN KITCHEN
• ADJACENT MUDROOM
• PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $996 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.2% vs local median 2.3% in Corcoran — 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 63/100 on livability (#629 in MN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Rockford Public School District (rural): math 42% / reading 58% proficiency, ranked #88 of 301 in MN (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Rockford Elementary Arts Magnet (math 56% / reading 50%, grade C, #361 of 857 statewide, top 42%, 585 students, 40% FRL); Rockford Middle (math 34% / reading 62%, grade C-, #90 of 258 statewide, top 35%, 499 students, 31% FRL); Rockford Secondary (math 47% / reading 57%, grade D+, #111 of 471 statewide, top 26%, 482 students, 26% FRL).
• Market conditions: 257 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hennepin County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 249 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 249 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 3.40% ✓
• Cap rate: 30.20%
• Cash-on-cash: 85.39%
• DSCR: 4.80
• GRM: 2.5

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: 85.8%
• Equity multiple: 4.96×
• Total profit: $55,371
• Equity at exit: $7,455

10-year hold

• IRR: 89.0%
• Equity multiple: 10.29×
• Total profit: $130,020
• Equity at exit: $4,323

Cash invested: $14,000 (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 55340

• Home prices YoY: -32.4%
• Active inventory: 257
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,698 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $996

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 36%

Sensitivity live

Price	-10% $1,031	-5% $1,013	+0% $996	+5% $979	+10% $962
Rent	-10% $862	-5% $929	+0% $996	+5% $1,063	+10% $1,130
Rate	-1.0pp $1,021	-0.5pp $1,009	base $996	+0.5pp $983	+1.0pp $970

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7800 Maple Hill Rd Hamel, MN	3.0	2.0	1216	$1,605	$1.32	0d	1	0.02mi
7148 Brockton Ln N Maple Grove, MN	2.0–3.0	2.0	1309	$2,600	$1.99	0d	8	0.92mi

Listing history 16 events

1. 2026-06-21
   days on market $50,000 Active 249 DOM
2. 2026-06-18
   days on market $50,000 Active 246 DOM
3. 2026-06-17
   days on market $50,000 Active 245 DOM
4. 2026-06-16
   days on market $50,000 Active 244 DOM
5. 2026-06-15
   days on market $50,000 Active 243 DOM
6. 2026-06-13
   days on market $50,000 Active 241 DOM
7. 2026-06-09
   days on market $50,000 Active 237 DOM
8. 2026-06-08
   days on market $50,000 Active 236 DOM
9. 2026-06-07
   days on market $50,000 Active 235 DOM
10. 2026-06-04
    days on market $50,000 Active 232 DOM
11. 2026-06-03
    days on market $50,000 Active 231 DOM
12. 2026-06-02
    days on market $50,000 Active 230 DOM
13. 2026-06-01
    days on market $50,000 Active 229 DOM
14. 2026-05-31
    days on market $50,000 Active 228 DOM
15. 2026-04-21
    price $50,000 1026-char remark

    Show marketing remark (1026 chars)

    This spacious double-wide mobile home in the Maple Hill community offers a rare opportunity to customize a home to your taste. With 3 bedrooms, 2 full bathrooms, and 1232 sqft, this 1995-built residence provides solid bones and plenty of potential to update to your liking. Features include vaulted ceilings & fan light in the living room, eat-in kitchen with adjacent mudroom, laundry, and utility space, primary suite with ensuite bath & built-in vanity/mirror, laminate flooring throughout living areas, kitchen, and hallway, furnace (3 years old) & water heater (2 years old), add-on porch & shed for extra storage, 2-car parking pad, exterior wood siding with roof shingles (8+ years old). The AC unit is currently not known to be functioning. Home will be sold AS-IS. Conveniently located near Corcoran’s amenities, this property is a fantastic find for someone seeking an affordable home with potential. Lot rent includes city sewer, well water distribution system, and trash/recycle containers.

16. 2025-10-15
    listed $60,000 Active 1026-char remark

    Show marketing remark (1026 chars)

    This spacious double-wide mobile home in the Maple Hill community offers a rare opportunity to customize a home to your taste. With 3 bedrooms, 2 full bathrooms, and 1232 sqft, this 1995-built residence provides solid bones and plenty of potential to update to your liking. Features include vaulted ceilings & fan light in the living room, eat-in kitchen with adjacent mudroom, laundry, and utility space, primary suite with ensuite bath & built-in vanity/mirror, laminate flooring throughout living areas, kitchen, and hallway, furnace (3 years old) & water heater (2 years old), add-on porch & shed for extra storage, 2-car parking pad, exterior wood siding with roof shingles (8+ years old). The AC unit is currently not known to be functioning. Home will be sold AS-IS. Conveniently located near Corcoran’s amenities, this property is a fantastic find for someone seeking an affordable home with potential. Lot rent includes city sewer, well water distribution system, and trash/recycle containers.

ⓘ 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 1/10 Low
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,381
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − Depreciation: −$1,455
• Taxable income: $11,864
• Est. tax owed @ 24.0%: −$2,847
• After-tax cash flow: $9,107/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 45/100 Moderate rehab

This 1995-built double-wide mobile home requires moderate renovations to improve its exterior and interior condition, enhancing its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Moderate roof shingles — Aged appearance

Value-add opportunities

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both repair and paint exterior siding — Fresh siding and paint improve curb appeal and home value
• Both replace roof shingles — New roof enhances home value and reduces maintenance costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof shingles · Aged appearance	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$18,000–65,000

Value-add ROI direction

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both repair and paint exterior siding — Fresh siding and paint improve curb appeal and home value ↑
• Both replace roof shingles — New roof enhances home value and reduces maintenance costs ↑

ⓘ 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: Rockford Public School District
• NCES district ID: 2732070
• Math proficiency: 42% ▼ -21.00%
• Reading proficiency: 58% ▼ -10.00%
• Median HH income: $77,286
• Composite: 45.33/100
• National rank: #2641
• State rank: #88 of 301 in MN

Livability — Corcoran

• Score: 63/100
• State rank: #629
• US rank: #15042

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corcoran, MN
• City population: 9,776
• Population (ZIP): 9,776

Population outlook (Hennepin County) Hauer SSP2

• Today (2025): 1,405,227 people
• By 2030: 1,492,650 · +6.2%
• By 2040: 1,660,157 · +18.1%
• By 2050: 1,823,498 · +29.8%
• By 2075: 2,221,283 · +58.1%
• By 2100: 2,509,976 · +78.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Asian 15% Two or more races 4% Black 3%
• Common ancestry: Portuguese 13% Romanian 4% Lithuanian 3%
• Foreign-born: 16% · Canada, China, Vietnam
• Languages at home: 83% English-only · Other Asian/Pacific 7% Other Indo-European 3% Chinese 2%

Political lean MEDSL · Hennepin

• 2024 margin: Solid D (+42.6) · D 70.2% · R 27.5% · Other 2.3%
• 2008→2024 swing: +14.0pp toward D · 2008: 28.6pp · 2024: 42.6pp
• All cycles: 2024: D+42.6 2020: D+43.2 2016: D+35.3 2012: D+27.1 2008: D+28.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.05%
• Current HPI: 242.407
• 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

-16.7% since first listed

2 events — show timeline

• 2026-04-21 Price Changed $50,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-15 Listed $60,000 NORTHSTARMLS as Distributed by MLS Grid