Cottonwood I 205 Plan · Rockford, MN 55373

$86,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 386 Days on market

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 +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
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tentatively available 6/15/2025. This home is currently occupied and cannot be shown. There's no place like home, and you should make your home in Rockford Riverview Estates, a well-maintained, professionally-managed manufactured home community. Right now, you could buy a 2019 model year, 1344.00 sq. ft. 3 bed/2 bath home for only $86,900.00 plus site fees! Call Rockford Riverview Estates today to schedule a viewing of this home.

Key facts

• Listed 386 days

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $87k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $624 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 2.7% in Rockford — 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 66/100 on livability (#487 in MN) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment A; Watch: amenities F, commute F, health & safety 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: 59 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,260 units permitted in Wright County in 2024 (180 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $601 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wright 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 386 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Recommended offer $76,472 (12.0% below list)

Questions for the listing agent

1. It's been on market 386 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.78% ✓
• Cap rate: 14.91%
• Cash-on-cash: 30.77%
• DSCR: 2.37
• GRM: 4.7

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: 25.5%
• Equity multiple: 2.06×
• Total profit: $25,682
• Equity at exit: $12,957

10-year hold

• IRR: 33.2%
• Equity multiple: 4.03×
• Total profit: $73,630
• Equity at exit: $7,514

Cash invested: $24,332 (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 55373

• Home prices YoY: -25.3%
• Active inventory: 59
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$456
• Tax est. 1.5%: −$109 /mo · $1,304/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $624

Break-even live

Break-even rent $760

Max offer price $86,900

Occupancy floor 55%

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: $21,725
• Closing costs: $2,607
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8627 Woodlawn Dr Rockford, MN	2.0	1.0	1300	$1,550	$1.19	19d	1	0.25mi

Listing history 14 events

1. 2026-06-18
   days on market $86,900 Active 386 DOM
2. 2026-06-17
   days on market $86,900 Active 385 DOM
3. 2026-06-16
   days on market $86,900 Active 384 DOM
4. 2026-06-15
   days on market $86,900 Active 383 DOM
5. 2026-06-13
   days on market $86,900 Active 381 DOM
6. 2026-06-09
   days on market $86,900 Active 377 DOM
7. 2026-06-08
   days on market $86,900 Active 376 DOM
8. 2026-06-07
   days on market $86,900 Active 375 DOM
9. 2026-06-04
   days on market $86,900 Active 372 DOM
10. 2026-06-03
    days on market $86,900 Active 371 DOM
11. 2026-06-02
    days on market $86,900 Active 370 DOM
12. 2026-06-01
    days on market $86,900 Active 369 DOM
13. 2026-05-31
    days on market $86,900 Active 368 DOM
14. 2025-05-29
    listed $86,900 Active 433-char remark

    Show marketing remark (433 chars)

    Tentatively available 6/15/2025. This home is currently occupied and cannot be shown. There's no place like home, and you should make your home in Rockford Riverview Estates, a well-maintained, professionally-managed manufactured home community. Right now, you could buy a 2019 model year, 1344.00 sq. ft. 3 bed/2 bath home for only $86,900.00 plus site fees! Call Rockford Riverview Estates today to schedule a viewing of this home.

ⓘ 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 ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,600
• − Mortgage interest: −$4,868
• − Property taxes: −$1,304
• − Insurance: −$434
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$2,528
• Taxable income: $6,490
• Est. tax owed @ 24.0%: −$1,558
• After-tax cash flow: $5,930/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 · 1 photo

Good 80/100 Cosmetic rehab

This manufactured home has a good condition with a modern kitchen and neutral paint. It has potential for further improvements in exterior and bathrooms to increase its resale and rental value.

Value-add opportunities

• Both Painting the exterior and landscaping — Enhances curb appeal and resale value.
• Both Upgrading the bathrooms — Improves functionality and adds value for both resale and rental.
• Both Adding smart home features — Enhances convenience and adds modern appeal for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and landscaping — Enhances curb appeal and resale value. ↑
• Both Upgrading the bathrooms — Improves functionality and adds value for both resale and rental. ↑
• Both Adding smart home features — Enhances convenience and adds modern appeal for both buyers and 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: 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 — Rockford

• Score: 66/100
• State rank: #487
• US rank: #11694

Category grades

Amenities F Commute F Cost of living A- 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: Rockford, MN
• City population: 5,725
• Population (ZIP): 5,725

Population outlook (Wright County) Hauer SSP2

• Today (2025): 142,526 people
• By 2030: 146,915 · +3.1%
• By 2040: 153,625 · +7.8%
• By 2050: 155,416 · +9.0%
• By 2075: 150,352 · +5.5%
• By 2100: 130,631 · -8.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 4% Asian 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Portuguese 16% Romanian 4% Scottish 2%
• Foreign-born: 4% · South Korea, Canada, Vietnam
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Wright

• 2024 margin: Strong R (+29.4) · D 34.4% · R 63.8% · Other 1.8%
• 2008→2024 swing: -11.9pp toward R · 2008: -17.4pp · 2024: -29.4pp
• All cycles: 2024: R+29.4 2020: R+28.6 2016: R+33.2 2012: R+21.4 2008: R+17.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.98%
• Current HPI: 218.0934
• 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

• 2025-05-29 Listed $86,900 Zillow