5706 Cabot Dr · Mounds View, MN 55112

$85,000

3 bd · 2.0 ba · 1,088 sqft · SingleFamily · 25 Days on market

Built 2000 Good condition $78/sqft · 69% below area ↓ 11% 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 +5.4/10.0
• Livability +4.1/5.0
• Condition / age +3.8/5.0
• Rent growth +3.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully renovated, one-owner mobile home! Step inside to find a bright and inviting interior with updated finishes throughout, offering a clean and modern feel while maintaining a warm, comfortable atmosphere. With new appliances, fresh paint, and plush new carpeting, this home is truly move-in ready! Outside, you’ll appreciate the well-maintained exterior and the peace of mind that comes with recent upgrades, including the new roof. 10x10 shed included in the sell.

Key facts

• Updated finishes
• Fresh paint
• New appliances

Tags

• RENOVATED MOBILE HOME
• UPDATED FINISHES
• NEW APPLIANCES
• FRESH PAINT
• NEW ROOF
• 10X10 SHED

Property features AI

Finance

• Other: Taxes apply
• Financial info: Monthly land lease amount: $1,050
• HOA & community: Land is leased (land lease payment applies)

Exterior

• Parking: Asphalt parking
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential manufactured home; Single-story; Entry and main living all on one level; 68x16 foundation dimensions
• Construction: Built within the last 8 years (roof age 8 years or less); Foundation area 1,088; Above-grade living area 1,088
• Exterior features: Vinyl exterior

Interior

• Kitchen: Kitchen on the main level (15x11) with range and refrigerator
• Bedrooms: Three bedrooms, all on the main level (dimensions: 15x11, 11x9, 11x10)
• Bathrooms: Two full bathrooms on the main level (7x5 and 15x6)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Laundry appliances included: Washer and Dryer; Range; Refrigerator; No basement
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $847 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.3% vs local median 3.1% in Mounds View — 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 82/100 on livability (#44 in MN, #1,223 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, employment A; Watch: amenities F.
• Mounds View Public School District (suburban): math 58% / reading 64% proficiency, ranked #30 of 301 in MN (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.1%/yr); 168 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ramsey County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.14% ✓
• Cap rate: 18.26%
• Cash-on-cash: 42.73%
• DSCR: 2.90
• GRM: 3.9

CMA / ARV

• ARV (median comp): $274,804
• List price: $85,000
• Delta: -69.07%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.07% rent growth · sell at horizon

5-year hold

• IRR: 40.7%
• Equity multiple: 2.77×
• Total profit: $42,206
• Equity at exit: $12,674

10-year hold

• IRR: 47.5%
• Equity multiple: 5.82×
• Total profit: $114,655
• Equity at exit: $7,349

Cash invested: $23,800 (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 55112

• Rents YoY: 4.1%
• Active inventory: 168
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,816 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $847

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 48%

Sensitivity live

Price	-10% $906	-5% $877	+0% $847	+5% $818	+10% $789
Rent	-10% $704	-5% $776	+0% $847	+5% $919	+10% $991
Rate	-1.0pp $890	-0.5pp $869	base $847	+0.5pp $825	+1.0pp $803

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5711 Quincy St Unit 33 Mounds View, MN	3.0	1.0	1500	$2,000	$1.33	0d	1	0.13mi
5891 Rice Creek Pkwy Shoreview, MN	1.0–2.0	1.0–2.0	926	$2,251	$2.43	0d	23	0.36mi
1939 Bluestem Ln Saint Paul, MN	2.0	2.0	1400	$1,895	$1.35	18d	1	0.42mi
2300 County Road I Saint Paul, MN	1.0–2.0	1.0	950	$1,497	$1.58	10d	15	0.54mi
1905 Wildflower Ct Saint Paul, MN	2.0	1.0	1216	$1,900	$1.56	0d	1	0.59mi
7635 Greenfield Ave St Paul, MN	1.0–2.0	1.0	925	$1,600	$1.73	44d	1	0.72mi
7501 Greenfield Ave Saint Paul, MN	2.0	1.0	900	$1,497	$1.66	25d	1	0.79mi
7639 Woodlawn Dr New Brighton, MN	1.0–2.0	1.0	900	$1,475	$1.64	44d	1	0.84mi
7664 Woodlawn Dr Unit 5 Mounds View, MN	2.0	1.0	900	$1,300	$1.44	44d	1	0.88mi
2651 Mounds View Blvd Unit 2665308 Mounds View, MN	2.0	1.0	861	$1,350	$1.57	44d	1	1.15mi
1556 Hillview Rd Saint Paul, MN	2.0	1.0	1000	$1,800	$1.80	44d	1	1.17mi
2659 County Road H2 Mounds View, MN	1.0–2.0	1.0	825	$1,489	$1.80	5d	5	1.33mi

Listing history 3 events

1. 2026-05-18
   status Pending 496-char remark
2. 2026-05-11
   price $85,000 496-char remark
3. 2026-04-23
   listed $95,000 Active 496-char remark

ⓘ 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 ≥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: $21,796
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$2,473
• Taxable income: $9,374
• Est. tax owed @ 24.0%: −$2,250
• After-tax cash flow: $7,920/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 75/100 Cosmetic rehab

This beautifully renovated mobile home is move-in ready with updated finishes and recent upgrades, including a new roof and appliances.

Value-add opportunities

• Both painting — fresh paint enhances curb appeal and interior aesthetics
• Both new flooring — new flooring improves both resale and rental value
• Both new appliances — new appliances make the home more appealing to buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both painting — fresh paint enhances curb appeal and interior aesthetics ↑
• Both new flooring — new flooring improves both resale and rental value ↑
• Both new appliances — new appliances make the home more appealing to 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: Mounds View Public School District
• NCES district ID: 2722950
• Math proficiency: 58% ▼ -9.00%
• Reading proficiency: 64% ▼ -3.00%
• Median HH income: $72,492
• Composite: 54.04/100
• National rank: #1390
• State rank: #30 of 301 in MN

Livability — Mounds View

• Score: 82/100
• State rank: #44
• US rank: #1223

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mounds View, MN
• County: Ramsey County · 542,837 people
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 45,346
• Household income: $93,838
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 1134.0

Population outlook (Ramsey County) Hauer SSP2

• Today (2025): 603,431 people
• By 2030: 636,459 · +5.5%
• By 2040: 700,596 · +16.1%
• By 2050: 765,819 · +26.9%
• By 2075: 929,297 · +54.0%
• By 2100: 1,053,924 · +74.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 9% Hispanic / Latino 9% Two or more races 8% Asian 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 12% Romanian 5% Scottish 3%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 84% English-only · Spanish 6% Other Asian/Pacific 3% Other Indo-European 1%

Political lean MEDSL · Ramsey

• 2024 margin: Solid D (+43.3) · D 70.5% · R 27.2% · Other 2.3%
• 2008→2024 swing: +9.4pp toward D · 2008: 33.9pp · 2024: 43.3pp
• All cycles: 2024: D+43.3 2020: D+45.4 2016: D+39.4 2012: D+35.3 2008: D+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -312.77%
• Current HPI: 254.5083
• Rent YoY: ▲ 4.07%
• 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

-10.5% since first listed

3 events — show timeline

• 2026-05-18 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-11 Price Changed $85,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-23 Listed $95,000 NORTHSTARMLS as Distributed by MLS Grid