3 Bed 2 Bath Single Section Plan · Stewartville, MN 55976

$91,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 323 Days on market

Fair condition ↓ 30% 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 +4.3/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover Southern Hills, an all-age, pet-friendly manufactured home community nestled in a picturesque wooded setting. Enjoy the charm of small-town living with the convenience of modern amenities. Our vibrant community is surrounded by beautiful green spaces, lush landscaping, and tree-lined streets. Meet friendly neighbors and create lasting memories at our clubhouse and community gatherings. Relax by the swimming pool, soak up the sun on the deck, or host a BBQ at our picnic areas. Stay active with our basketball court and playground. Southern Hills is ideally located close to top-rated schools, shopping centers, churches, banks, and parks. We are just 12 miles from the world-famous Mayo Clinic and only 3 miles from the Rochester International Airport, ensuring you are never far from world-class healthcare and travel options. Come experience the quality of living at Southern Hills. Your new home is waiting!

Key facts

• Clubhouse
• Tree-lined streets
• Swimming pool

Tags

• WOODED SETTING
• GREEN SPACES
• LUSH LANDSCAPING
• TREE-LINED STREETS
• CLUBHOUSE
• SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $92k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 2.9% in Stewartville — 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 85/100 on livability (#18 in MN, #527 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: amenities F.
• Stewartville Public School District (town): math 46% / reading 52% proficiency, ranked #120 of 301 in MN (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Bear Cave Intermediate School (math 56% / reading 58%, grade C+, #265 of 857 statewide, top 35%, 482 students, 29% FRL); Stewartville Middle (math 34% / reading 47%, grade F, #144 of 258 statewide, top 56%, 463 students, 22% FRL); Stewartville Senior High (math 42% / reading 52%, grade D-, #166 of 471 statewide, top 39%, 643 students, 20% FRL).
• Market conditions: 66 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,267 units permitted in Olmsted County in 2024 (915 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $635 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Olmsted County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 18% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $80,872 (12.0% below list)

Questions for the listing agent

1. It's been on market 323 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 A-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?
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: 1.70% ✓
• Cap rate: 14.08%
• Cash-on-cash: 27.83%
• DSCR: 2.24
• GRM: 4.9

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: 22.0%
• Equity multiple: 1.90×
• Total profit: $23,134
• Equity at exit: $13,703

10-year hold

• IRR: 30.0%
• Equity multiple: 3.69×
• Total profit: $69,175
• Equity at exit: $7,946

Cash invested: $25,732 (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 55976

• Home prices YoY: -27.8%
• Active inventory: 66
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,559 medium
• Mortgage (P&I): −$482
• Tax est. 1.5%: −$115 /mo · $1,378/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $597

Break-even live

Break-even rent $804

Max offer price $91,900

Occupancy floor 57%

Sensitivity live

Price	-10% $660	-5% $628	+0% $597	+5% $565	+10% $533
Rent	-10% $473	-5% $535	+0% $597	+5% $658	+10% $720
Rate	-1.0pp $643	-0.5pp $620	base $597	+0.5pp $573	+1.0pp $549

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: $22,975
• Closing costs: $2,757
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2020 Lark Ln NW Unit 200 Stewartville, MN	3.0	2.0	1056	$1,449	$1.37	23d	1	0.34mi
1821 Daniel Ln NE Stewartville, MN	2.0	1.5	1080	$1,550	$1.44	45d	1	0.36mi
2028 Mockingbird Pl NW Unit 14 Stewartville, MN	3.0	2.0	1216	$1,459	$1.20	45d	1	0.40mi
2216 Osprey Pl NW Unit 470 Stewartville, MN	3.0	2.0	1568	$1,779	$1.13	15d	1	0.51mi

Listing history 28 events

1. 2026-06-21
   days on market $91,900 Active 323 DOM
2. 2026-06-19
   days on market $91,900 Active 321 DOM
3. 2026-06-18
   days on market $91,900 Active 320 DOM
4. 2026-06-17
   days on market $91,900 Active 319 DOM
5. 2026-06-16
   days on market $91,900 Active 318 DOM
6. 2026-06-15
   days on market $91,900 Active 317 DOM
7. 2026-06-14
   days on market $91,900 Active 315 DOM
8. 2026-06-13
   days on market $91,900 Active 314 DOM
9. 2026-06-10
   days on market $91,900 Active 312 DOM
10. 2026-06-09
    days on market $91,900 Active 311 DOM
11. 2026-06-08
    days on market $91,900 Active 310 DOM
12. 2026-06-07
    days on market $91,900 Active 309 DOM
13. 2026-06-02
    days on market $91,900 Active 304 DOM
14. 2026-06-01
    days on market $91,900 Active 303 DOM
15. 2026-05-31
    days on market $91,900 Active 302 DOM
16. 2026-05-30
    days on market $91,900 Active 301 DOM
17. 2026-05-14
    price $54,900 923-char remark

    Show marketing remark (923 chars)

    Discover Southern Hills, an all-age, pet-friendly manufactured home community nestled in a picturesque wooded setting. Enjoy the charm of small-town living with the convenience of modern amenities. Our vibrant community is surrounded by beautiful green spaces, lush landscaping, and tree-lined streets. Meet friendly neighbors and create lasting memories at our clubhouse and community gatherings. Relax by the swimming pool, soak up the sun on the deck, or host a BBQ at our picnic areas. Stay active with our basketball court and playground. Southern Hills is ideally located close to top-rated schools, shopping centers, churches, banks, and parks. We are just 12 miles from the world-famous Mayo Clinic and only 3 miles from the Rochester International Airport, ensuring you are never far from world-class healthcare and travel options. Come experience the quality of living at Southern Hills. Your new home is waiting!

18. 2026-05-14
    status Active 923-char remark

    Show marketing remark (923 chars)

    Discover Southern Hills, an all-age, pet-friendly manufactured home community nestled in a picturesque wooded setting. Enjoy the charm of small-town living with the convenience of modern amenities. Our vibrant community is surrounded by beautiful green spaces, lush landscaping, and tree-lined streets. Meet friendly neighbors and create lasting memories at our clubhouse and community gatherings. Relax by the swimming pool, soak up the sun on the deck, or host a BBQ at our picnic areas. Stay active with our basketball court and playground. Southern Hills is ideally located close to top-rated schools, shopping centers, churches, banks, and parks. We are just 12 miles from the world-famous Mayo Clinic and only 3 miles from the Rochester International Airport, ensuring you are never far from world-class healthcare and travel options. Come experience the quality of living at Southern Hills. Your new home is waiting!

19. 2026-05-14
    price $50,900 923-char remark

    Show marketing remark (923 chars)

    Discover Southern Hills, an all-age, pet-friendly manufactured home community nestled in a picturesque wooded setting. Enjoy the charm of small-town living with the convenience of modern amenities. Our vibrant community is surrounded by beautiful green spaces, lush landscaping, and tree-lined streets. Meet friendly neighbors and create lasting memories at our clubhouse and community gatherings. Relax by the swimming pool, soak up the sun on the deck, or host a BBQ at our picnic areas. Stay active with our basketball court and playground. Southern Hills is ideally located close to top-rated schools, shopping centers, churches, banks, and parks. We are just 12 miles from the world-famous Mayo Clinic and only 3 miles from the Rochester International Airport, ensuring you are never far from world-class healthcare and travel options. Come experience the quality of living at Southern Hills. Your new home is waiting!

20. 2026-02-25
    historical 923-char remark

    Show marketing remark (923 chars)

    Discover Southern Hills, an all-age, pet-friendly manufactured home community nestled in a picturesque wooded setting. Enjoy the charm of small-town living with the convenience of modern amenities. Our vibrant community is surrounded by beautiful green spaces, lush landscaping, and tree-lined streets. Meet friendly neighbors and create lasting memories at our clubhouse and community gatherings. Relax by the swimming pool, soak up the sun on the deck, or host a BBQ at our picnic areas. Stay active with our basketball court and playground. Southern Hills is ideally located close to top-rated schools, shopping centers, churches, banks, and parks. We are just 12 miles from the world-famous Mayo Clinic and only 3 miles from the Rochester International Airport, ensuring you are never far from world-class healthcare and travel options. Come experience the quality of living at Southern Hills. Your new home is waiting!

21. 2026-02-06
    price $83,900 923-char remark

    Show marketing remark (923 chars)

    Discover Southern Hills, an all-age, pet-friendly manufactured home community nestled in a picturesque wooded setting. Enjoy the charm of small-town living with the convenience of modern amenities. Our vibrant community is surrounded by beautiful green spaces, lush landscaping, and tree-lined streets. Meet friendly neighbors and create lasting memories at our clubhouse and community gatherings. Relax by the swimming pool, soak up the sun on the deck, or host a BBQ at our picnic areas. Stay active with our basketball court and playground. Southern Hills is ideally located close to top-rated schools, shopping centers, churches, banks, and parks. We are just 12 miles from the world-famous Mayo Clinic and only 3 miles from the Rochester International Airport, ensuring you are never far from world-class healthcare and travel options. Come experience the quality of living at Southern Hills. Your new home is waiting!

22. 2026-02-05
    price $77,900 923-char remark

    Show marketing remark (923 chars)

    Discover Southern Hills, an all-age, pet-friendly manufactured home community nestled in a picturesque wooded setting. Enjoy the charm of small-town living with the convenience of modern amenities. Our vibrant community is surrounded by beautiful green spaces, lush landscaping, and tree-lined streets. Meet friendly neighbors and create lasting memories at our clubhouse and community gatherings. Relax by the swimming pool, soak up the sun on the deck, or host a BBQ at our picnic areas. Stay active with our basketball court and playground. Southern Hills is ideally located close to top-rated schools, shopping centers, churches, banks, and parks. We are just 12 miles from the world-famous Mayo Clinic and only 3 miles from the Rochester International Airport, ensuring you are never far from world-class healthcare and travel options. Come experience the quality of living at Southern Hills. Your new home is waiting!

23. 2025-10-15
    price $71,900 923-char remark

    Show marketing remark (923 chars)

    Discover Southern Hills, an all-age, pet-friendly manufactured home community nestled in a picturesque wooded setting. Enjoy the charm of small-town living with the convenience of modern amenities. Our vibrant community is surrounded by beautiful green spaces, lush landscaping, and tree-lined streets. Meet friendly neighbors and create lasting memories at our clubhouse and community gatherings. Relax by the swimming pool, soak up the sun on the deck, or host a BBQ at our picnic areas. Stay active with our basketball court and playground. Southern Hills is ideally located close to top-rated schools, shopping centers, churches, banks, and parks. We are just 12 miles from the world-famous Mayo Clinic and only 3 miles from the Rochester International Airport, ensuring you are never far from world-class healthcare and travel options. Come experience the quality of living at Southern Hills. Your new home is waiting!

24. 2025-10-11
    price $77,900 923-char remark

    Show marketing remark (923 chars)

    Discover Southern Hills, an all-age, pet-friendly manufactured home community nestled in a picturesque wooded setting. Enjoy the charm of small-town living with the convenience of modern amenities. Our vibrant community is surrounded by beautiful green spaces, lush landscaping, and tree-lined streets. Meet friendly neighbors and create lasting memories at our clubhouse and community gatherings. Relax by the swimming pool, soak up the sun on the deck, or host a BBQ at our picnic areas. Stay active with our basketball court and playground. Southern Hills is ideally located close to top-rated schools, shopping centers, churches, banks, and parks. We are just 12 miles from the world-famous Mayo Clinic and only 3 miles from the Rochester International Airport, ensuring you are never far from world-class healthcare and travel options. Come experience the quality of living at Southern Hills. Your new home is waiting!

25. 2025-09-18
    price $76,900 923-char remark

    Show marketing remark (923 chars)

    Discover Southern Hills, an all-age, pet-friendly manufactured home community nestled in a picturesque wooded setting. Enjoy the charm of small-town living with the convenience of modern amenities. Our vibrant community is surrounded by beautiful green spaces, lush landscaping, and tree-lined streets. Meet friendly neighbors and create lasting memories at our clubhouse and community gatherings. Relax by the swimming pool, soak up the sun on the deck, or host a BBQ at our picnic areas. Stay active with our basketball court and playground. Southern Hills is ideally located close to top-rated schools, shopping centers, churches, banks, and parks. We are just 12 miles from the world-famous Mayo Clinic and only 3 miles from the Rochester International Airport, ensuring you are never far from world-class healthcare and travel options. Come experience the quality of living at Southern Hills. Your new home is waiting!

26. 2025-08-24
    price $74,900 923-char remark

    Show marketing remark (923 chars)

    Discover Southern Hills, an all-age, pet-friendly manufactured home community nestled in a picturesque wooded setting. Enjoy the charm of small-town living with the convenience of modern amenities. Our vibrant community is surrounded by beautiful green spaces, lush landscaping, and tree-lined streets. Meet friendly neighbors and create lasting memories at our clubhouse and community gatherings. Relax by the swimming pool, soak up the sun on the deck, or host a BBQ at our picnic areas. Stay active with our basketball court and playground. Southern Hills is ideally located close to top-rated schools, shopping centers, churches, banks, and parks. We are just 12 miles from the world-famous Mayo Clinic and only 3 miles from the Rochester International Airport, ensuring you are never far from world-class healthcare and travel options. Come experience the quality of living at Southern Hills. Your new home is waiting!

27. 2025-07-09
    price $81,900 923-char remark

    Show marketing remark (923 chars)

    Discover Southern Hills, an all-age, pet-friendly manufactured home community nestled in a picturesque wooded setting. Enjoy the charm of small-town living with the convenience of modern amenities. Our vibrant community is surrounded by beautiful green spaces, lush landscaping, and tree-lined streets. Meet friendly neighbors and create lasting memories at our clubhouse and community gatherings. Relax by the swimming pool, soak up the sun on the deck, or host a BBQ at our picnic areas. Stay active with our basketball court and playground. Southern Hills is ideally located close to top-rated schools, shopping centers, churches, banks, and parks. We are just 12 miles from the world-famous Mayo Clinic and only 3 miles from the Rochester International Airport, ensuring you are never far from world-class healthcare and travel options. Come experience the quality of living at Southern Hills. Your new home is waiting!

28. 2025-05-17
    listed $77,900 Active 923-char remark

    Show marketing remark (923 chars)

    Discover Southern Hills, an all-age, pet-friendly manufactured home community nestled in a picturesque wooded setting. Enjoy the charm of small-town living with the convenience of modern amenities. Our vibrant community is surrounded by beautiful green spaces, lush landscaping, and tree-lined streets. Meet friendly neighbors and create lasting memories at our clubhouse and community gatherings. Relax by the swimming pool, soak up the sun on the deck, or host a BBQ at our picnic areas. Stay active with our basketball court and playground. Southern Hills is ideally located close to top-rated schools, shopping centers, churches, banks, and parks. We are just 12 miles from the world-famous Mayo Clinic and only 3 miles from the Rochester International Airport, ensuring you are never far from world-class healthcare and travel options. Come experience the quality of living at Southern Hills. Your new home is waiting!

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°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: $18,711
• − Mortgage interest: −$5,148
• − Property taxes: −$1,378
• − Insurance: −$460
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − Depreciation: −$2,673
• Taxable income: $6,058
• Est. tax owed @ 24.0%: −$1,454
• After-tax cash flow: $5,706/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 · 3 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs, including painting the exterior siding and improving landscaping, to increase its resale and rental value.

Repairs flagged

• Major Painting exterior siding — White siding appears weathered
• Minor Landscaping — Minimal landscaping

Value-add opportunities

• Resale Painting exterior siding — Fresh paint enhances curb appeal
• Rental Landscaping — Improved landscaping attracts renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Painting exterior siding · White siding appears weathered	Major	$15,000–50,000
Landscaping · Minimal landscaping	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Resale Painting exterior siding — Fresh paint enhances curb appeal ↑
• Rental Landscaping — Improved landscaping attracts renters ↑

ⓘ 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: Stewartville Public School District
• NCES district ID: 2738160
• Math proficiency: 46% ▼ -14.00%
• Reading proficiency: 52% ▼ -10.00%
• Median HH income: $58,649
• Composite: 42.76/100
• National rank: #3156
• State rank: #120 of 301 in MN

Livability — Stewartville

• Score: 85/100
• State rank: #18
• US rank: #527

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stewartville, MN
• City population: 8,542
• Population (ZIP): 8,542

Population outlook (Olmsted County) Hauer SSP2

• Today (2025): 165,999 people
• By 2030: 172,425 · +3.9%
• By 2040: 183,785 · +10.7%
• By 2050: 192,981 · +16.3%
• By 2075: 215,284 · +29.7%
• By 2100: 224,887 · +35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Portuguese 20% Iranian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Olmsted

• 2024 margin: D (+10.7) · D 54.3% · R 43.6% · Other 2.1%
• 2008→2024 swing: +7.4pp toward D · 2008: 3.3pp · 2024: 10.7pp
• All cycles: 2024: D+10.7 2020: D+10.7 2016: D+0.8 2012: D+3.2 2008: D+3.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -103.02%
• Current HPI: 267.7547
• 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

-29.5% since first listed

12 events — show timeline

• 2026-05-14 Price Changed $54,900 Zillow
• 2026-05-14 Relisted — Zillow
• 2026-05-14 Price Changed $50,900 Zillow
• 2026-02-25 Delisted — Zillow
• 2026-02-06 Price Changed $83,900 Zillow
• 2026-02-05 Price Changed $77,900 Zillow
• 2025-10-15 Price Changed $71,900 Zillow
• 2025-10-11 Price Changed $77,900 Zillow
• 2025-09-18 Price Changed $76,900 Zillow
• 2025-08-24 Price Changed $74,900 Zillow
• 2025-07-09 Price Changed $81,900 Zillow
• 2025-05-17 Listed $77,900 Zillow