13619 Clearwater Forest Cir · Fair Haven, MN 55382

$89,900

2 bd · 1.0 ba · 924 sqft · Manufactured · 105 Days on market

Built 1972 Good condition

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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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is your perfect opportunity to join the Clearwater Forest Resort Community nestled on 40 acres, located on Clearwater Lake! This fully furnished home is livable year-round and has been completely remodeled inside and out. Located on oversized lot #17, enjoy a quiet and serene lifestyle you crave while still living in a community. Enjoy peace and quiet with limited view to the lake from two decks. This spacious home offers 2 bedrooms, 1 baths, laundry, and updated kitchen area. Enjoy everything the resort has to offer; community heated pool, private lake access and marina, dock rental slips, playground, fish cleaning facility, and showers to name a few! Boat slips are available to enjoy Clearwater Lake with its great fishing spanning over 3,100 acres of water. This resort offers activities throughout the summer, you’ll surely find this community a great one to be a part of!

Key facts

• Oversized lot
• Dock rental slips
• Private lake access

Tags

• OVERSIZED LOT
• COMMUNITY HEATED POOL
• PRIVATE LAKE ACCESS
• MARINA
• DOCK RENTAL SLIPS
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% 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.
• 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 $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Recommended offer $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.25% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.75%
• DSCR: 1.57
• GRM: 6.7

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $2,480
• Equity at exit: $13,404

10-year hold

• IRR: 12.1%
• Equity multiple: 1.96×
• Total profit: $24,159
• Equity at exit: $7,773

Cash invested: $25,172 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $267

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 71%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $89,900 Active 105 DOM
2. 2026-06-17
   days on market $89,900 Active 104 DOM
3. 2026-06-16
   days on market $89,900 Active 103 DOM
4. 2026-06-15
   days on market $89,900 Active 102 DOM
5. 2026-06-13
   days on market $89,900 Active 100 DOM
6. 2026-06-13
   days on market $89,900 Active 99 DOM
7. 2026-06-09
   days on market $89,900 Active 96 DOM
8. 2026-06-08
   days on market $89,900 Active 95 DOM
9. 2026-06-07
   days on market $89,900 Active 94 DOM
10. 2026-06-04
    days on market $89,900 Active 91 DOM
11. 2026-06-03
    days on market $89,900 Active 90 DOM
12. 2026-06-02
    days on market $89,900 Active 89 DOM
13. 2026-06-01
    days on market $89,900 Active 88 DOM
14. 2026-05-31
    days on market $89,900 Active 87 DOM
15. 2026-03-05
    listed $89,900 Active 896-char remark

    Show marketing remark (896 chars)

    This is your perfect opportunity to join the Clearwater Forest Resort Community nestled on 40 acres, located on Clearwater Lake! This fully furnished home is livable year-round and has been completely remodeled inside and out. Located on oversized lot #17, enjoy a quiet and serene lifestyle you crave while still living in a community. Enjoy peace and quiet with limited view to the lake from two decks. This spacious home offers 2 bedrooms, 1 baths, laundry, and updated kitchen area. Enjoy everything the resort has to offer; community heated pool, private lake access and marina, dock rental slips, playground, fish cleaning facility, and showers to name a few! Boat slips are available to enjoy Clearwater Lake with its great fishing spanning over 3,100 acres of water. This resort offers activities throughout the summer, you’ll surely find this community a great one to be a part of!

ⓘ 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: $13,499
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$2,615
• Taxable income: $1,890
• Est. tax owed @ 24.0%: −$454
• After-tax cash flow: $2,755/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 · 12 photos

Good 80/100 Cosmetic rehab

This fully furnished and remodeled mobile home is in good condition with a good condition score of 80. It has a good exterior, interior walls, and flooring. The home has a good roof, windows, foundation, and structure. The HVAC and mechanical systems are in good condition. The landscaping and curb appeal are well-maintained. The home is ready for a new owner or renter and has a good resale and rental value.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can enhance the home's curb appeal and increase its resale value.
• Rental Replace the carpet in the living areas — Replacing the carpet can make the living areas more comfortable and appealing to renters.
• Both Upgrade the kitchen appliances — Upgrading the kitchen appliances can increase the home's appeal and value for both resale and rental.
• Both Install new windows — Installing new windows can improve the home's energy efficiency and increase its value for both resale and rental.
• Both Landscaping improvements — Landscaping improvements can enhance the home's curb appeal and increase its value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Painting the exterior siding can enhance the home's curb appeal and increase its resale value. ↑
• Rental Replace the carpet in the living areas — Replacing the carpet can make the living areas more comfortable and appealing to renters. ↑
• Both Upgrade the kitchen appliances — Upgrading the kitchen appliances can increase the home's appeal and value for both resale and rental. ↑
• Both Install new windows — Installing new windows can improve the home's energy efficiency and increase its value for both resale and rental. ↑
• Both Landscaping improvements — Landscaping improvements can enhance the home's curb appeal and increase its value for both resale and rental. ↑

ⓘ 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: 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

1 event — show timeline

• 2026-03-05 Listed $89,900 NORTHSTARMLS as Distributed by MLS Grid