322 Park Row · St. Peter, MN 56082

$169,900

3 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 51 Days on market

Built 1998 6,838 sqft lot Est $227k · 25% under ↓ 6% since listing

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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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.1/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into this fully remodeled home featuring brand new luxury flooring, sleek stainless steel appliances, new cabinets, and fresh interior paint throughout. The kitchen and bathrooms have been tastefully updated, offering a clean, modern look perfect for today’s lifestyle. With a brand new roof, updated lighting, and a spacious, move-in-ready feel, this home is truly turnkey and ready for its new owners.

Key facts

• Luxury flooring
• New cabinets
• Fresh interior paint

Tags

• REMODELED HOME
• LUXURY FLOORING
• STAINLESS STEEL APPLIANCES
• NEW CABINETS
• FRESH INTERIOR PAINT
• UPDATED LIGHTING

Property features AI

Finance

• Financial info: Annual property tax reported

Exterior

• Parking: Attached 2-car garage
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; Single-story; Manufactured home
• Construction: Block foundation; Foundation area 1,568 (building area total 1,469)
• Exterior features: Vinyl exterior; Lot about 0.157 acres (approx. 52 x 133)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: No interior stairs (single-level accessibility); Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.2% in St. Peter — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• St. Peter Public School District (town): math 44% / reading 48% proficiency, ranked #165 of 301 in MN (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 68 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 109 units permitted in Nicollet County in 2024 (47 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.66%
• DSCR: 1.30
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $227,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
327 W Broadway Ave	0.10mi	3/2.0	1,617 (+3%)	10mo	$250,000	$155	82
323 W Grace St	0.11mi	3/1.5	1,596 (+2%)	16mo	$190,000	$119	76
903 S Minnesota St	0.51mi	3/2.0	1,601 (+2%)	13mo	$275,000	$172	62
617 W Grace St	0.26mi	4/2.0 (+1)	1,464 (-7%)	13mo	$194,000	$133	61
118 S 7th St	0.28mi	3/2.5	1,796 (+14%)	6mo	$227,000	$126	56
902 N 4th Street St	0.66mi	3/2.0	1,642 (+5%)	9mo	$224,000	$136	54
1110 S Washington Ave	0.67mi	4/1.0 (+1)	1,523 (-3%)	4mo	$155,000	$102	51
708 N Swift St	0.59mi	3/2.0	1,684 (+7%)	13mo	$280,000	$166	49
325 W Chestnut St St	0.17mi	2/2.0 (-1)	1,744 (+11%)	24mo	$255,000	$146	48
730 N Swift St	0.64mi	3/2.0	1,728 (+10%)	13mo	$250,000	$145	42
803 N 4th St	0.58mi	3/2.5	1,698 (+8%)	23mo	$298,000	$176	38
228 W Elm St	0.63mi	4/1.0 (+1)	1,704 (+9%)	15mo	$229,000	$134	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-10,750
• Equity at exit: $25,333

10-year hold

• IRR: 3.5%
• Equity multiple: 1.26×
• Total profit: $12,187
• Equity at exit: $14,690

Cash invested: $47,572 (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 56082

• Active inventory: 68
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,721 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$134 /mo · $1,610/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $264

Break-even live

Break-even rent $1,387

Max offer price $169,900

Occupancy floor 80%

Sensitivity live

Price	-10% $360	-5% $312	+0% $264	+5% $216	+10% $168
Rent	-10% $128	-5% $196	+0% $264	+5% $332	+10% $400
Rate	-1.0pp $349	-0.5pp $307	base $264	+0.5pp $220	+1.0pp $175

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 S Washington Ave Saint Peter, MN	2.0–3.0	1.0	1189	$1,450	$1.22	44d	3	0.17mi

Listing history 6 events

1. 2026-05-04
   status Pending
2. 2026-04-15
   historical Contingent - Inspection
3. 2026-04-07
   status Active
4. 2025-09-11
   status Pending
5. 2025-09-02
   price $169,900
6. 2025-08-18
   listed $179,900 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: $1,610 · $134/mo
• Projected year-2 tax: $1,756 · $146/mo
• Expected delta: +$146/yr (+$12/mo · 9.1%)

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

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 ≥100°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: $20,655
• − Mortgage interest: −$9,517
• − Property taxes: −$1,610
• − Insurance: −$850
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$4,943
• Taxable income: $431
• Est. tax owed @ 24.0%: −$103
• After-tax cash flow: $3,063/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: St. Peter Public School District
• NCES district ID: 2733870
• Math proficiency: 44% ▼ -14.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $55,399
• Composite: 39.98/100
• National rank: #3831
• State rank: #165 of 301 in MN

Livability — St. Peter

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

Census & demographics

• Census place: St. Peter, MN
• County: Nicollet County · 14,606 people
• Metro: Mankato, MN
• Population (ZIP): 14,606
• Household income: $71,456
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 399.0

Population outlook (Nicollet County) Hauer SSP2

• Today (2025): 34,373 people
• By 2030: 34,666 · +0.9%
• By 2040: 34,616 · +0.7%
• By 2050: 34,340 · -0.1%
• By 2075: 33,171 · -3.5%
• By 2100: 31,949 · -7.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Black 6% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 12% Romanian 3% Scottish 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 89% English-only · Spanish 5% German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Nicollet

• 2024 margin: Toss-up / Even · D 48.8% · R 49.3% · Other 1.9%
• 2008→2024 swing: -11.0pp toward R · 2008: 10.5pp · 2024: -0.5pp
• All cycles: 2024: R+0.5 2020: D+3.2 2016: R+3.1 2012: D+7.9 2008: D+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -204.96%
• Current HPI: 196.7679
• Rent YoY: —
• 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

-5.6% since first listed

6 events — show timeline

• 2026-05-04 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-15 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-07 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-11 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-02 Price Changed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-18 Listed $179,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2025): $1,610 · -17.5% YoY. Source: county tax records.