Real Estate Investing in Mendota Heights, Minnesota (55120)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 55120 (Mendota Heights, 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 Mendota Heights, MN (55120)?
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Market Analysis: 55120 Mendota Heights
Meanwhile, ZIP 55120 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $520K median. It rewards specialists, not generalists.
Rent of $2,218/mo on a $520K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 55120 sits below the stated 0.0% once reality is priced in.
In the broader MN picture, 55120 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The 55120 ZIP's population of 5,080 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
Distressed ZIPs reward experience. resilient returns are possible in 55120, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Mendota Heights:
Property Strategy for 55120
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $260,177 | $1,520 | 4.2% | +4.7% | $130,089 |
| 3BR | $436,043 | $2,020 | 3.3% | +4.3% | $145,348 |
| 4BR | $617,621 | $2,270 | 2.6% | +5.6% | $154,405 |
| 5BR | $708,623 | — | — | +5.6% | $141,725 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 55120 Compare?
| Metric | 55120 | Mendota Heights | Minnesota |
|---|---|---|---|
| Home Value | $520,029 | $520,029 | $340,597 |
| 5-Year CAGR | 2.8% | 2.8% | 4.9% |
| Avg Rent | $2,218 | $2,218 | - |
| 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 55120 (Mendota Heights, MN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $520,029 |
| Monthly Rent | $2,218 |
| Price-to-Rent | 19.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 6.1% |
📈 Home Appreciation
| 1-Year | +5.4% ▲ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | +2.8% ▲ |
| 10-Year CAGR | +4.9% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 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 55120
Population: 5,080
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 55120
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
EXPO FOR EXCELLENCE ELEMENTARY SCH
HIGHLAND PARK ELEMENTARY
ACADEMIC ARTS HIGH SCHOOL
HORACE MANN SCHOOL
JIE MING MANDARIN IMMERSION ACADEMY
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 3,503 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much rent can I charge in Mendota Heights, MN?
Mendota Heights, MN rentals go for roughly $2,218/mo a month. That puts gross yield in solid territory relative to $520K acquisition costs.
How much does a house cost in Mendota Heights, MN?
Homes in Mendota Heights, MN typically sell near $520K. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
How do experienced investors play Mendota Heights, MN?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Mendota Heights, MN. The numbers - $520K homes against $2,218/mo rents - support that play.
Is rental property easy to operate in Mendota Heights, MN?
The landlord environment in Mendota Heights, MN is balanced. Statewide rules shape most day-to-day operations for rental owners.
Should investors consider Mendota Heights, MN?
With a 3.0/5 investability score, Mendota Heights, MN ranks as a solid market for rental property investors. Median prices of $520K and rents of $2,218/mo drive the underlying numbers.
You know 55120 now. You don’t know where it ranks.
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How 55120 ranks in Minneapolis-St. Paul-Bloomington, MN-WI
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