3351 91st Curv NE · Blaine, MN 55449

$35,000

3 bd · 1.0 ba · 1,344 sqft · Manufactured public records · 6 Days on market

Built 1976 ↓ 3% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Ready to move in excellent condition home. 3 bedrooms 1 bathroom, kitchen, living room, dining room. Laundry area. One parking space. Lot rent $655 include garbage, water, sewer. This listing is for the mobile home only and does not include the land. Great opportunity to star home!!

Key facts

• Built 1976
• Listed 6 days

Property features AI

Finance

• Other: Living area reported as 1,344 square feet; Above-grade finished area 1,344
• Financial info: Land lease amount: $655
• HOA & community: Association: Centennial Square Park; Land is leased (land lease payment applicable)

Exterior

• Parking: Open parking
• Utilities: City water connected; City sewer connected; Electric service with circuit breakers; Fuel: Electric and Natural Gas
• Home design: Residential property; Manufactured home; One level; Entry/main level living
• Construction: Built with other/unspecified construction materials; Asphalt roof; Foundation described as other; foundation dimensions approx. 24x56
• Exterior features: Metal exterior; No pool; No fencing specified; City street frontage; Publicly maintained road

Interior

• Kitchen: Range; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms (all on main level); Bedroom sizes approximately 11x16, 11x14, 11x10
• Bathrooms: 1 full bathroom on the main level (approx. 7.5x6.5)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: All living facilities on one level; Living/Dining room
• Laundry & utility: Main-level laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Cap rate 62.0% vs local median 4.0% in Blaine — 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 71/100 on livability (#315 in MN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F.
• Centennial Public School District (suburban): math 59% / reading 62% proficiency, ranked #26 of 301 in MN (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.4%/yr); 245 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,083 units permitted in Anoka County in 2024 (134 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Anoka County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $35,000

Questions for the listing agent

1. Built in 1976 — 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. Schools are B-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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 6.71% ✓
• Cap rate: 61.95%
• Cash-on-cash: 198.78%
• DSCR: 9.84
• GRM: 1.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.42% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.32×
• Total profit: $101,157
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 25.05×
• Total profit: $235,721
• Equity at exit: $3,026

Cash invested: $9,800 (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 55449

• Home prices YoY: -23.8%
• Rents YoY: 4.4%
• Active inventory: 245
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $2,349 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$34 /mo · $412/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $1,623

Break-even live

Break-even rent $294

Max offer price $35,000

Occupancy floor 26%

Sensitivity live

Price	-10% $1,643	-5% $1,633	+0% $1,623	+5% $1,613	+10% $1,604
Rent	-10% $1,438	-5% $1,531	+0% $1,623	+5% $1,716	+10% $1,809
Rate	-1.0pp $1,641	-0.5pp $1,632	base $1,623	+0.5pp $1,614	+1.0pp $1,605

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9001 Griggs Ave Circle Pines, MN	2.0	1.0–2.0	761	$2,525	$3.32	0d	24	0.81mi
1905 Wildflower Ct Saint Paul, MN	2.0	1.0	1216	$1,900	$1.56	0d	1	1.18mi
1939 Bluestem Ln Saint Paul, MN	2.0	2.0	1400	$1,895	$1.35	19d	1	1.28mi
5891 Rice Creek Pkwy Shoreview, MN	1.0–2.0	1.0–2.0	926	$2,251	$2.43	0d	23	1.29mi
47 West Rd Circle Pines, MN	3.0	1.0	1400	$2,250	$1.61	12d	1	1.40mi

Listing history 2 events

1. 2026-05-18
   status Pending 283-char remark
2. 2026-05-12
   listed $35,000 Active 283-char remark

ⓘ 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: $412 · $34/mo
• Projected year-2 tax: $412 · $34/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 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: $28,190
• − Mortgage interest: −$1,961
• − Property taxes: −$412
• − Insurance: −$175
• − Repairs & maintenance: −$2,255
• − Management: −$2,255
• − Depreciation: −$1,018
• Taxable income: $20,114
• Est. tax owed @ 24.0%: −$4,827
• After-tax cash flow: $14,653/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: Centennial Public School District
• NCES district ID: 2708100
• Math proficiency: 59% ▼ -12.00%
• Reading proficiency: 62% ▼ -6.00%
• Median HH income: $84,468
• Composite: 54.78/100
• National rank: #1316
• State rank: #26 of 301 in MN

Livability — Blaine

• Score: 71/100
• State rank: #315
• US rank: #7073

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blaine, MN
• County: Anoka County · 277,116 people
• City population: 67,472
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 34,443
• Household income: $131,832
• Rent vs Own: 12.1% rent · 87.9% own
• Severe rent burden: 275.0

Population outlook (Anoka County) Hauer SSP2

• Today (2025): 375,223 people
• By 2030: 387,850 · +3.4%
• By 2040: 407,239 · +8.5%
• By 2050: 417,541 · +11.3%
• By 2075: 448,447 · +19.5%
• By 2100: 464,954 · +23.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Asian 10% Black 9% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Portuguese 10% Romanian 5% Lithuanian 3%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 79% English-only · Arabic 4% Other Asian/Pacific 4% Spanish 3%

Political lean MEDSL · Anoka

• 2024 margin: Toss-up / Even · D 46.6% · R 51.0% · Other 2.4%
• 2008→2024 swing: -2.0pp toward R · 2008: -2.4pp · 2024: -4.4pp
• All cycles: 2024: R+4.4 2020: R+1.9 2016: R+9.7 2012: R+2.6 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.24%
• Current HPI: 225.2348
• Rent YoY: ▲ 4.42%
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• 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

-2.9% since first listed

3 events — show timeline

• 2026-05-28 Sold (MLS) $34,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-18 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-12 Listed $35,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+13.5%/yr

Latest (2026): $412 · +10.4% YoY. Source: county tax records.