13672 Campfire Cir · Fair Haven, MN 55382

$125,000

3 bd · 2.0 ba · 1,102 sqft · SingleFamily · 30 Days on market

Built 2002 42 ac lot

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Why this score? — see what drove the C- 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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Schools +5.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy year-round living in the highly desirable Clearwater Forest Community! This well-maintained 2002 Skyline-Elkhart double-wide manufactured home offers 3 bedrooms, 2 bathrooms, and approximately 1.102 square feet of comfortable living space (58'X19'). The spacious primary suite features an en-suite bathroom, while recent updates include a new skylight, new kitchen appliances, and new carpeting in the living and dining areas. A 10'X12' storage shed provides extra space for your tools and recreational gear. Clearwater Forest offers an incredible lifestyle with amenities including in-ground pool, playground, showers, fish cleaning station, community activities throughout the summer, and av

Key facts

• Storage shed
• New skylight
• Playground

Tags

• COMMUNITY OUTDOOR POOL
• PLAYGROUND
• FISH CLEANING STATION
• NEW SKYLIGHT
• STORAGE SHED

Property features AI

Finance

• HOA & community: Shared lake amenities managed by association (dock, boat slip, pool)

Exterior

• Parking: Gravel parking
• Utilities: Propane fuel; Other water source; Other sewer
• Home design: Manufactured home; One-story; Entry and living all on main level; Irregular-shaped lot of 42.26 acres
• Construction: Foundational dimensions approximately 58x19; Above-grade finished area approximately 1,102
• Exterior features: Vinyl exterior; Storage shed; Below-ground shared pool; Association access to lake; Shared dock and boat slip; Lake view

Interior

• Kitchen: Dishwasher; Microwave; Kitchen window
• Bedrooms: 3 bedrooms (all on main level)
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Forced air heating; Window air conditioning unit(s)
• Interior features: Skylight; Kitchen window; Iron filter; No internal stairs; No external stairs
• Laundry & utility: Washer; Dryer; Gas water heater; 6x6 laundry room on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Annandale Public School District (town): math 57% / reading 64% proficiency, ranked #38 of 301 in MN (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 32 active listings in the ZIP; 661 units permitted in Stearns County in 2024 (291 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Stearns County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago 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 $123,125 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
3. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
4. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.05% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.94%
• DSCR: 1.26
• GRM: 7.9

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-9,200
• Equity at exit: $18,638

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $6,280
• Equity at exit: $10,808

Cash invested: $35,000 (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 55382

• Home prices YoY: -23.9%
• Active inventory: 32
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,313 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $173

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 82%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $125,000 Active 30 DOM
2. 2026-06-17
   days on market $125,000 Active 29 DOM
3. 2026-06-16
   days on market $125,000 Active 28 DOM
4. 2026-06-15
   days on market $125,000 Active 27 DOM
5. 2026-06-13
   days on market $125,000 Active 25 DOM
6. 2026-06-13
   days on market $125,000 Active 24 DOM
7. 2026-06-09
   days on market $125,000 Active 21 DOM
8. 2026-06-08
   days on market $125,000 Active 20 DOM
9. 2026-06-07
   days on market $125,000 Active 19 DOM
10. 2026-06-04
    days on market $125,000 Active 16 DOM
11. 2026-06-03
    days on market $125,000 Active 15 DOM
12. 2026-06-02
    days on market $125,000 Active 14 DOM
13. 2026-06-01
    days on market $125,000 Active 13 DOM
14. 2026-05-31
    days on market $125,000 Active 12 DOM
15. 2026-05-19
    listed $125,000 Active
16. 2017-07-12
    historical
17. 2017-07-11
    listed $49,900 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,754
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$3,636
• Taxable income: $95
• Est. tax owed @ 24.0%: −$23
• After-tax cash flow: $2,057/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: Annandale Public School District
• NCES district ID: 2703150
• Math proficiency: 57% ▼ -8.00%
• Reading proficiency: 64% ▼ -3.00%
• Median HH income: $59,330
• Composite: 52.36/100
• National rank: #1586
• State rank: #38 of 301 in MN

Livability — Fair Haven

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,640

Population outlook (Stearns County) Hauer SSP2

• Today (2025): 162,629 people
• By 2030: 166,495 · +2.4%
• By 2040: 172,661 · +6.2%
• By 2050: 177,480 · +9.1%
• By 2075: 192,907 · +18.6%
• By 2100: 206,274 · +26.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Portuguese 7% Romanian 4% Lithuanian 3%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Stearns

• 2024 margin: Strong R (+26.8) · D 35.7% · R 62.5% · Other 1.9%
• 2008→2024 swing: -19.8pp toward R · 2008: -7.0pp · 2024: -26.8pp
• All cycles: 2024: R+26.8 2020: R+22.5 2016: R+27.9 2012: R+12.1 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.67%
• Current HPI: 244.1896
• 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

+150.5% since first listed

3 events — show timeline

• 2026-05-19 Listed $125,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-07-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2017-07-11 Listed $49,900 NORTHSTARMLS as Distributed by MLS Grid