Real Estate Investing in Stillwater, Minnesota (55082)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 55082 (Stillwater, MN)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Stillwater, MN (55082)?
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Market Analysis: 55082 Stillwater
Turning to rents, ZIP 55082 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $537K median. It rewards specialists, not generalists.
From a cash-flow lens, the numbers look inviting — $537K purchase price, 0.0% nominal cap — the work to hit that pro forma in 55082 is substantial and deserves full respect.
The gap between 55082 and stronger Stillwater ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A sturdy renter share of 22% in 55082 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 55082 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Stillwater:
Property Strategy for 55082
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $353,531 | $1,360 | 2.8% | +5.2% | $353,531 |
| 2BR | $334,753 | $1,660 | 3.6% | +5.0% | $167,376 |
| 3BR | $461,996 | $2,200 | 3.4% | +5.5% | $153,999 |
| 4BR | $603,357 | $2,460 | 2.9% | +5.9% | $150,839 |
| 5BR | $795,488 | — | — | +6.5% | $159,098 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 55082 Compare?
| Metric | 55082 | Stillwater | Minnesota |
|---|---|---|---|
| Home Value | $537,364 | $537,364 | $340,597 |
| 5-Year CAGR | 4.2% | 4.2% | 4.9% |
| Avg Rent | $2,282 | $2,282 | - |
| Cap Rate | 3.3% | 3.3% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 55082 (Stillwater, MN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $537,364 |
| Monthly Rent | $2,282 |
| Price-to-Rent | 19.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +7.0% ▲ |
| 3-Year CAGR | +3.3% ▲ |
| 5-Year CAGR | +4.2% ▲ |
| 10-Year CAGR | +5.3% ▲ |
🏠 Rent Trends
| 1-Year | -2.6% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.3%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 55082
Population: 36,414
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 55082
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 4,133 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How do experienced investors play Stillwater, MN?
For Stillwater, MN, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How strict are landlord regulations in Stillwater, MN?
Stillwater, MN falls under MN landlord-tenant law, which is balanced. That backdrop makes day-to-day property management reasonable.
How qualified is the tenant pool in Stillwater, MN?
Stillwater, MN draws a consistent base of working renters. Demand at the $2,282/mo rent level is reasonable for standard single-family and small multi rentals.
Can I house hack in Stillwater, MN?
House hacking in Stillwater, MN is a challenging. With home values around $537K and rents at $2,282/mo, owner-occupants can offset a meaningful share of PITI.
Is Stillwater, MN a good market for buy-and-hold investors?
Stillwater, MN rates 3.0/5 for investability. With median values at $537K and rents near $2,282/mo, the market offers reasonable fundamentals for rental investors.
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How 55082 ranks in Minneapolis-St. Paul-Bloomington, MN-WI
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