9127 State Highway 25 NE #648 · Monticello, MN 55362

$50,000

3 bd · 1.0 ba · 924 sqft · Manufactured public records · 16 Days on market

Built 1973

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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 +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this 3-bedroom, 1-bathroom manufactured home offering a functional and low-maintenance layout. The interior has just been updated with a fresh coat of paint throughout, providing a clean, neutral canvas. It is located in a convenient area close to local shops and daily amenities. A solid, budget-friendly option for anyone looking for practical and affordable housing.

Key facts

• Fresh coat of paint
• Convenient area
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• LOW MAINTENANCE
• FRESH COAT OF PAINT
• CONVENIENT AREA

Property features AI

Finance

• Financial info: Annual taxes approximately $60
• HOA & community: Land is leased (land lease fee $695)

Exterior

• Parking: No designated parking
• Utilities: Natural gas fuel; Other water source; Other electric; Other sewer
• Home design: Residential manufactured home; One story
• Construction: Other construction materials; Other roof; Foundation area 828
• Exterior features: Vinyl exterior; Porch; Storage shed

Interior

• Kitchen: Kitchen on main level (14x12); Range, Refrigerator
• Bedrooms: Three bedrooms, all on the main level (13x12; 10x11; 10x12)
• Bathrooms: One full bathroom on the main level (10x8)
• Heating & cooling: Forced air heating; Wall unit cooling
• Interior features: Informal dining area / living-dining room combination; Appliances included: Dryer, Range, Refrigerator
• Laundry & utility: In-unit laundry (dryer included)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 31.0% vs local median 3.5% in Monticello — 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 75/100 on livability (#200 in MN, #4,205 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, employment A; Watch: amenities F, commute F.
• Monticello Public School District (town): math 54% / reading 58% proficiency, ranked #52 of 301 in MN (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 180 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $346 of loan paydown is wiped out by about $2k 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 + 0.7% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — 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 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?
4. 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.
5. 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.
6. 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: 3.48% ✓
• Cap rate: 30.97%
• Cash-on-cash: 88.12%
• DSCR: 4.92
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.67% rent growth · sell at horizon

5-year hold

• IRR: 86.1%
• Equity multiple: 4.82×
• Total profit: $53,419
• Equity at exit: $7,455

10-year hold

• IRR: 88.7%
• Equity multiple: 9.24×
• Total profit: $115,336
• Equity at exit: $4,323

Cash invested: $14,000 (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 55362

• Home prices YoY: -27.7%
• Rents YoY: 0.7%
• Active inventory: 180
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,739 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $1,028

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 36%

Sensitivity live

Price	-10% $1,063	-5% $1,045	+0% $1,028	+5% $1,011	+10% $994
Rent	-10% $891	-5% $959	+0% $1,028	+5% $1,097	+10% $1,165
Rate	-1.0pp $1,053	-0.5pp $1,041	base $1,028	+0.5pp $1,015	+1.0pp $1,002

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1255 Edmonson Ave NE Monticello, MN	1.0–2.0	1.0–2.0	1007	$1,690	$1.68	0d	1	0.86mi
725 Minnesota St Monticello, MN	2.0	2.0	982	$1,635	$1.66	0d	4	1.31mi
708 E 7th St Monticello, MN	1.0–2.0	1.0–2.0	937	$1,508	$1.61	0d	10	1.42mi

Listing history 11 events

1. 2026-06-21
   days on market $50,000 Active 16 DOM
2. 2026-06-18
   days on market $50,000 Active 13 DOM
3. 2026-06-17
   days on market $50,000 Active 12 DOM
4. 2026-06-16
   days on market $50,000 Active 11 DOM
5. 2026-06-15
   days on market $50,000 Active 10 DOM
6. 2026-06-13
   days on market $50,000 Active 8 DOM
7. 2026-06-13
   days on market $50,000 Active 7 DOM
8. 2026-06-09
   days on market $50,000 Active 4 DOM
9. 2026-06-08
   days on market $50,000 Active 3 DOM
10. 2026-06-07
    remarks 380-char remark
11. 2026-06-07
    listed $50,000 Active 2 DOM

ⓘ 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 · 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,865
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$1,455
• Taxable income: $12,271
• Est. tax owed @ 24.0%: −$2,945
• After-tax cash flow: $9,392/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: Monticello Public School District
• NCES district ID: 2721390
• Math proficiency: 54% ▼ -13.00%
• Reading proficiency: 58% ▼ -9.00%
• Median HH income: $72,678
• Composite: 49.92/100
• National rank: #1936
• State rank: #52 of 301 in MN

Livability — Monticello

• Score: 75/100
• State rank: #200
• US rank: #4205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monticello, MN
• County: Wright County · 79,164 people
• City population: 20,663
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 20,663
• Household income: $91,832
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 456.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 5% Two or more races 5% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 13% Lithuanian 5% Scottish 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 91% English-only · Spanish 4% Chinese 2% French/Haitian/Cajun 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: ▼ -92.54%
• Current HPI: 241.5101
• Rent YoY: ▲ 0.67%
• 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

1 event — show timeline

• 2026-06-05 Listed $50,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

-0.4%/yr

Latest (2022): $54 · -3.6% YoY. Source: county tax records.