7800 Maple Hill Rd Unit b11 · Corcoran, MN 55340

$70,000

3 bd · 2.0 ba · 951 sqft · SingleFamily · 164 Days on market

Built 1996 Fair condition 1,219 sqft lot $680/mo HOA · 26% of rent ↓ 12% 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 +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Mobile home in Maple Hill Estates – Great Potential! This mobile home in the Maple Hill community offers a ra re opportunity to customize a home to your taste.With 3 bedrooms, 2 f ull bathrooms.Inside, you’ll find an eat-in kitche n, and an adjacent laundry/utility area for added convenience. The primary s uite features an ensuite bath.Conveniently located near Corcoran’s amenities, this home is a fantastic opportunity for a buyer se eking affordability. Lot rent inclu des city sewer, well water distribution system, and trash/recycle containers

Key facts

• Laundry utility area
• Primary suite
• Ensuite bath

Tags

• EAT-IN KITCHEN
• LAUNDRY UTILITY AREA
• PRIMARY SUITE
• ENSUITE BATH
• CITY SEWER
• WELL WATER DISTRIBUTION SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $890 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.6% vs local median 2.2% in Corcoran — 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 63/100 on livability (#629 in MN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D, amenities F, commute F.
• Rockford Public School District (rural): math 42% / reading 58% proficiency, ranked #88 of 301 in MN (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 254 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hennepin County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 3.71% ✓
• Cap rate: 21.55%
• Cash-on-cash: 54.50%
• DSCR: 3.43
• GRM: 2.2

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: 53.0%
• Equity multiple: 3.34×
• Total profit: $45,814
• Equity at exit: $10,437

10-year hold

• IRR: 58.3%
• Equity multiple: 6.86×
• Total profit: $114,762
• Equity at exit: $6,052

Cash invested: $19,600 (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 55340

• Home prices YoY: -32.4%
• Active inventory: 254
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $2,600 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$680
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $890

Break-even live

Break-even rent $1,473

Max offer price $70,000

Occupancy floor 61%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7148 Brockton Ln N Maple Grove, MN	1.0–3.0	1.0–2.0	1139	$2,600	$2.28	1d	8	0.92mi

HOA detail

• Monthly dues: $680 · $8,160/yr
• Likely covers: watersewertrash

Listing history 18 events

1. 2026-06-18
   days on market $70,000 Active 164 DOM
2. 2026-06-17
   days on market $70,000 Active 163 DOM
3. 2026-06-16
   days on market $70,000 Active 162 DOM
4. 2026-06-15
   days on market $70,000 Active 161 DOM
5. 2026-06-13
   days on market $70,000 Active 159 DOM
6. 2026-06-10
   price $70,000 Active 155 DOM
7. 2026-06-09
   days on market $74,800 Active 155 DOM
8. 2026-06-08
   days on market $74,800 Active 154 DOM
9. 2026-06-07
   days on market $74,800 Active 153 DOM
10. 2026-06-04
    days on market $74,800 Active 150 DOM
11. 2026-06-03
    days on market $74,800 Active 149 DOM
12. 2026-06-02
    days on market $74,800 Active 148 DOM
13. 2026-06-01
    days on market $74,800 Active 147 DOM
14. 2026-05-31
    days on market $74,800 Active 146 DOM
15. 2026-03-25
    price $74,800 577-char remark

    Show marketing remark (577 chars)

    Spacious Mobile home in Maple Hill Estates – Great Potential! This mobile home in the Maple Hill community offers a ra re opportunity to customize a home to your taste.With 3 bedrooms, 2 f ull bathrooms.Inside, you’ll find an eat-in kitche n, and an adjacent laundry/utility area for added convenience. The primary s uite features an ensuite bath.Conveniently located near Corcoran’s amenities, this home is a fantastic opportunity for a buyer se eking affordability. Lot rent inclu des city sewer, well water distribution system, and trash/recycle containers

16. 2026-01-05
    listed $85,000 Active 577-char remark

    Show marketing remark (577 chars)

    Spacious Mobile home in Maple Hill Estates – Great Potential! This mobile home in the Maple Hill community offers a ra re opportunity to customize a home to your taste.With 3 bedrooms, 2 f ull bathrooms.Inside, you’ll find an eat-in kitche n, and an adjacent laundry/utility area for added convenience. The primary s uite features an ensuite bath.Conveniently located near Corcoran’s amenities, this home is a fantastic opportunity for a buyer se eking affordability. Lot rent inclu des city sewer, well water distribution system, and trash/recycle containers

17. 2026-01-03
    historical
18. 2025-11-20
    listed $85,000 Active

ⓘ 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 1/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,200
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − HOA: −$8,160
• − Depreciation: −$2,036
• Taxable income: $10,691
• Est. tax owed @ 24.0%: −$2,566
• After-tax cash flow: $8,117/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

Fair 45/100 Moderate rehab

This mobile home requires moderate renovations to update the kitchen, bathrooms, and flooring, but has a good foundation and structure. The home has good curb appeal and is located in a desirable area.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — outdated and in need of replacement
• Moderate flooring — dated and in need of replacement

Value-add opportunities

• Both paint interior walls — fresh paint can make a significant difference in appearance
• Both replace kitchen cabinets — new cabinets can greatly improve the kitchen's functionality and aesthetics
• Both replace bathroom fixtures — new fixtures can make the bathrooms more functional and appealing
• Both replace flooring — new flooring can make the home more appealing and functional

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · outdated and in need of replacement	Moderate	$3,000–15,000
flooring · dated and in need of replacement	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both paint interior walls — fresh paint can make a significant difference in appearance ↑
• Both replace kitchen cabinets — new cabinets can greatly improve the kitchen's functionality and aesthetics ↑
• Both replace bathroom fixtures — new fixtures can make the bathrooms more functional and appealing ↑
• Both replace flooring — new flooring can make the home more appealing and functional ↑

ⓘ 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: Rockford Public School District
• NCES district ID: 2732070
• Math proficiency: 42% ▼ -21.00%
• Reading proficiency: 58% ▼ -10.00%
• Median HH income: $77,286
• Composite: 45.33/100
• National rank: #2641
• State rank: #88 of 301 in MN

Livability — Corcoran

• Score: 63/100
• State rank: #629
• US rank: #15042

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corcoran, MN
• City population: 9,776
• Population (ZIP): 9,776

Population outlook (Hennepin County) Hauer SSP2

• Today (2025): 1,405,227 people
• By 2030: 1,492,650 · +6.2%
• By 2040: 1,660,157 · +18.1%
• By 2050: 1,823,498 · +29.8%
• By 2075: 2,221,283 · +58.1%
• By 2100: 2,509,976 · +78.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Asian 15% Two or more races 4% Black 3%
• Common ancestry: Portuguese 13% Romanian 4% Lithuanian 3%
• Foreign-born: 16% · Canada, China, Vietnam
• Languages at home: 83% English-only · Other Asian/Pacific 7% Other Indo-European 3% Chinese 2%

Political lean MEDSL · Hennepin

• 2024 margin: Solid D (+42.6) · D 70.2% · R 27.5% · Other 2.3%
• 2008→2024 swing: +14.0pp toward D · 2008: 28.6pp · 2024: 42.6pp
• All cycles: 2024: D+42.6 2020: D+43.2 2016: D+35.3 2012: D+27.1 2008: D+28.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.05%
• Current HPI: 242.407
• 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

-12.0% since first listed

4 events — show timeline

• 2026-03-25 Price Changed $74,800 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-05 Listed $85,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-03 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-20 Listed $85,000 NORTHSTARMLS as Distributed by MLS Grid