27462 Raven Rd · Guthrie, MN 56461

$33,000

2 bd · 1.0 ba · 676 sqft · Manufactured public records · 24 Days on market

Built 1975 0.72 ac lot

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Sitting on a private . 72 acre lot at 27462 Raven Rd, this property offers an excellent opportunity for the right buyer or investor. The lot includes a 47’ x 14’ trailer home that is currently uninhabitable and being sold as-is, likely best suited for removal or full renovation. The detached garage is also being sold as-is and contains various tools and parts that will remain with the property. Utilities, including septic and water, are already in place, providing a solid foundation for future development or a new home build. This is a fixer-upper property with potential, ideal for someone looking to start fresh or invest in a rebuild on a private, established lot.

Key facts

• Private lot
• Utilities in place
• Detached garage

Tags

• PRIVATE LOT
• DETACHED GARAGE
• UTILITIES IN PLACE

Property features AI

Finance

• Other: Lot approximately 0.72 acres (dimensions about 180 x 180)

Exterior

• Parking: Open parking
• Utilities: Other water source; Other sewer; Other fuel
• Home design: Residential manufactured home; One story; Main living area on a single level; Facing direction not specified
• Construction: Built on other foundation type
• Exterior features: Other exterior features

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: No basement; Single-level living

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $33k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($823 rent vs $33k).
• Recommended offer: $33k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Bemidji Public School District (rural): math 42% / reading 50% proficiency, ranked #173 of 301 in MN (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Horace May Elementary (math 47% / reading 32%, grade F, #604 of 857 statewide, top 74%, 316 students, 45% FRL); Bemidji Middle (math 37% / reading 46%, grade F, #138 of 258 statewide, top 55%, 1,013 students, 48% FRL); Bemidji Senior High (math 47% / reading 67%, grade C, #64 of 471 statewide, top 16%, 1,432 students, 38% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 55 active listings in the ZIP; 27 units permitted in Hubbard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($228 loan paydown + $3k appreciation (10.0% local appreciation)).
• Hubbard County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($33k) 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 $32,505 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.49% ✓
• Cap rate: 22.03%
• Cash-on-cash: 56.19%
• DSCR: 3.50
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 68.9%
• Equity multiple: 5.93×
• Total profit: $45,534
• Equity at exit: $29,729

10-year hold

• IRR: 62.6%
• Equity multiple: 13.17×
• Total profit: $112,433
• Equity at exit: $64,112

Cash invested: $9,240 (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 56461

• Home prices YoY: 18.2%
• Active inventory: 55
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $823 medium
• Mortgage (P&I): −$173
• Tax from tax record: −$30 /mo · $366/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $433

Break-even live

Break-even rent $275

Max offer price $33,000

Occupancy floor 42%

Sensitivity live

Price	-10% $451	-5% $442	+0% $433	+5% $423	+10% $414
Rent	-10% $368	-5% $400	+0% $433	+5% $465	+10% $498
Rate	-1.0pp $449	-0.5pp $441	base $433	+0.5pp $424	+1.0pp $415

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: $8,250
• Closing costs: $990
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $33,000 Active 24 DOM
2. 2026-06-21
   days on market $33,000 Active 23 DOM
3. 2026-06-19
   days on market $33,000 Active 21 DOM
4. 2026-06-18
   days on market $33,000 Active 20 DOM
5. 2026-06-17
   days on market $33,000 Active 19 DOM
6. 2026-06-16
   days on market $33,000 Active 18 DOM
7. 2026-06-15
   days on market $33,000 Active 17 DOM
8. 2026-06-14
   days on market $33,000 Active 15 DOM
9. 2026-06-12
   days on market $33,000 Active 14 DOM
10. 2026-06-09
    days on market $33,000 Active 11 DOM
11. 2026-06-08
    days on market $33,000 Active 10 DOM
12. 2026-06-07
    days on market $33,000 Active 9 DOM
13. 2026-06-05
    days on market $33,000 Active 6 DOM
14. 2026-06-02
    days on market $33,000 Active 4 DOM
15. 2026-06-01
    days on market $33,000 Active 3 DOM
16. 2026-05-31
    days on market $33,000 Active 2 DOM
17. 2026-05-28
    listed $33,000 Active
18. 2026-05-01
    historical
19. 2025-10-09
    listed $33,000 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: $366 · $30/mo
• Projected year-2 tax: $368 · $31/mo
• Expected delta: +$2/yr ($0/mo · 0.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,873
• − Mortgage interest: −$1,849
• − Property taxes: −$366
• − Insurance: −$165
• − Repairs & maintenance: −$790
• − Management: −$790
• − Depreciation: −$960
• Taxable income: $4,954
• Est. tax owed @ 24.0%: −$1,189
• After-tax cash flow: $4,003/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: Bemidji Public School District
• NCES district ID: 2704440
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $47,735
• Composite: 39.22/100
• National rank: #4013
• State rank: #173 of 301 in MN

Livability — Guthrie

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

Census & demographics

• Population (ZIP): 3,316

Population outlook (Hubbard County) Hauer SSP2

• Today (2025): 20,512 people
• By 2030: 20,275 · -1.2%
• By 2040: 19,429 · -5.3%
• By 2050: 18,093 · -11.8%
• By 2075: 14,903 · -27.3%
• By 2100: 10,994 · -46.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 5% Native American 2%
• Common ancestry: Portuguese 17% Lithuanian 5% Romanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Hubbard

• 2024 margin: Solid R (+31.5) · D 33.4% · R 64.9% · Other 1.7%
• 2008→2024 swing: -17.0pp toward R · 2008: -14.5pp · 2024: -31.5pp
• All cycles: 2024: R+31.5 2020: R+28.8 2016: R+33.6 2012: R+16.9 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 44.15%
• Current HPI: 287.2417
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-28 Listed $33,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-09 Listed $33,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2025): $366 · +10.9% YoY. Source: county tax records.