710 S 10th St · Bird Island, MN 55310

$160,000

2 bd · 2.0 ba · 1,319 sqft · Townhouse public records · 11 Days on market

Built 1996 4,965 sqft lot ↓ 46% since listing

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Why this score? — see what drove the D- 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).

• Appreciation +9.4/10.0
• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.4/10.0

Listing remarks MLS

Come and see this meticulously maintained home in the quiet community of Bird Island. It is part of a side-by-side patio twin home with an nice open floor plan. From the dining room step out to a wonderful patio that is great for entertaining friends or just relaxing on. With 2 nice sized bedrooms and 2 baths this patio home boasts a large Master bedroom with a walk-in closet and Master bath. No worries about a leaky basement here! This home is built on a solid concrete foundation. And it's handicap accessible with 36" entry doors and no steps. Call me today to set up your appointment to view this exceptional property!

Key facts

• No association
• Open-concept layout
• Garage

Tags

• OPEN-CONCEPT LAYOUT
• EXPOSED AGGREGATE PATIO
• NO ASSOCIATION

Property features AI

Exterior

• Parking: Attached garage; Concrete driveway; 1-car garage (approx. 18x22)
• Utilities: City water connected; City sewer connected; Natural gas fuel; Electrical service with circuit breakers
• Home design: Residential attached property; Single-story (one level); Main floor entry; Accessible features including 36"+ doors, 42"+ hallways, grab bars in bathroom, no internal or external stairs
• Construction: Asphalt roof; Slab foundation; Built with vinyl siding; Foundation dimensions approximately 42x38
• Exterior features: Patio; Vinyl exterior; Corner lot with light tree coverage; Underground utilities; City street with paved roads and storm sewer; public road maintenance

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Kitchen with breakfast bar
• Bedrooms: Two bedrooms on the main level (including main floor primary)
• Bathrooms: Two three-quarter bathrooms; Main floor full bathroom; Primary ensuite with private access
• Heating & cooling: Forced air heating; Central air conditioning; Electric water heater
• Interior features: All living facilities on one level; Main floor primary bedroom; Primary bedroom with ensuite and private bathroom; Breakfast bar and informal dining area; Kitchen window; Walk-in closets; Cable available
• Laundry & utility: Washer and dryer hookups in unit; Main level laundry in a laundry closet; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $-221 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (24.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (32.3% below list).
• Recommended offer: $108k (32.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#401 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime C-, health & safety D+, amenities F.
• Bird Island-Olivia-Lake Lillian (rural): math 41% / reading 44% proficiency, ranked #203 of 301 in MN (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 17 units permitted in Renville County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k appreciation (8.8% local appreciation)).
• Renville County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $108,242 (32.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.68% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.93%
• DSCR: 0.74
• GRM: 12.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 2.33×
• Total profit: $59,551
• Equity at exit: $129,796

10-year hold

• IRR: 16.4%
• Equity multiple: 5.11×
• Total profit: $183,940
• Equity at exit: $265,927

Cash invested: $44,800 (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 55310

• Home prices YoY: 3.7%
• Active inventory: 8
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,082 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$171 /mo · $2,050/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $-221

Break-even live

Break-even rent $1,363

Max offer price $120,881

Occupancy floor —

Sensitivity live

Price	-10% $-131	-5% $-176	+0% $-221	+5% $-267	+10% $-312
Rent	-10% $-307	-5% $-264	+0% $-221	+5% $-179	+10% $-136
Rate	-1.0pp $-141	-0.5pp $-181	base $-221	+0.5pp $-263	+1.0pp $-305

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $160,000 Active 11 DOM
2. 2026-06-18
   days on market $160,000 Active 9 DOM
3. 2026-06-17
   days on market $160,000 Active 8 DOM
4. 2026-06-16
   days on market $160,000 Active 7 DOM
5. 2026-06-15
   days on market $160,000 Active 6 DOM
6. 2026-06-13
   days on market $160,000 Active 4 DOM
7. 2026-06-12
   days on market $160,000 Active 3 DOM
8. 2026-06-09
   remarks 557-char remark
9. 2026-06-09
   listed $160,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MN · Partial reset (capped growth)

• Current annual tax: $2,050 · $171/mo
• Projected year-2 tax: $2,050 · $171/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,989
• − Mortgage interest: −$8,962
• − Property taxes: −$2,050
• − Insurance: −$800
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$4,655
• Taxable loss: −$5,556
• Est. tax savings @ 24.0%: +$1,333
• After-tax cash flow: $-1,324/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: Bird Island-Olivia-Lake Lillian
• NCES district ID: 2705660
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 44% ▼ -15.00%
• Median HH income: $52,007
• Composite: 36.76/100
• National rank: #4574
• State rank: #203 of 301 in MN

Livability — Bird Island

• Score: 68/100
• State rank: #401
• US rank: #9405

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bird Island, MN
• Population (ZIP): 1,386

Population outlook (Renville County) Hauer SSP2

• Today (2025): 13,251 people
• By 2030: 12,443 · -6.1%
• By 2040: 10,946 · -17.4%
• By 2050: 9,598 · -27.6%
• By 2075: 7,411 · -44.1%
• By 2100: 5,768 · -56.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Black 2%
• Common ancestry: Portuguese 9% Iranian 2% Lithuanian 2%
• Languages at home: 98% English-only · Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Renville

• 2024 margin: Solid R (+41.4) · D 28.4% · R 69.8% · Other 1.9%
• 2008→2024 swing: -40.8pp toward R · 2008: -0.6pp · 2024: -41.4pp
• All cycles: 2024: R+41.4 2020: R+36.5 2016: R+36.7 2012: R+9.8 2008: R+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.75%
• Current HPI: 245.5901
• 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

-45.8% since first listed

8 events — show timeline

• 2026-06-09 Listed $160,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-23 Sold (Public Records) $140,000 Public Records
• 2021-08-23 Sold (MLS) $140,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-06-16 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-06-10 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-05-21 Listed $144,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-05-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2021-05-14 Listed $295,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2026): $2,050 · +5.7% YoY. Source: county tax records.