11069 Bird Ave · Leota, MN 56153

$85,000

2 bd · 1.0 ba · 744 sqft · SingleFamily public records · 14 Days on market

Built 1945 9,147 sqft lot Est $94k · 9% under

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Why this score? — see what drove the C+ 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 +20.9/30.0
• ARV discount +11.7/15.0
• DSCR +6.6/10.0
• 1% rule +5.2/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Very neat and economical 1-bedroom home featuring numerous updates throughout. Recent improvements include a newer furnace, providing added efficiency and comfort. The property also offers a detached 1-stall garage and a spacious yard with ample room for outdoor activities, gardening, landscaping, or simply enjoying the outdoors. A well-maintained property with practical amenities and attractive outdoor space.

Key facts

• Spacious yard
• Newer furnace
• Outdoor activities

Tags

• NEWER FURNACE
• DETACHED GARAGE
• SPACIOUS YARD
• OUTDOOR ACTIVITIES

Property features AI

Exterior

• Parking: Gravel parking; Detached 1-car garage (approx. 20 x 12); One carport space
• Utilities: City water (connected); City sewer (connected); Propane fuel
• Home design: Residential property; One-and-a-half story layout; Block foundation
• Construction: Asphalt roof
• Exterior features: Wood exterior; Medium tree coverage on the lot; City street frontage; Publicly maintained road access

Interior

• Kitchen: Kitchen on main level (approximately 12.5 x 10.2)
• Bedrooms: One bedroom (upper level, approximately 19 x 10)
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; No air conditioning
• Interior features: Full basement
• Laundry & utility: Main-level laundry room (approximately 12 x 4.5)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($867 rent vs $85k).

Location & tenants

• Location reads 61/100 on livability (#736 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime D, schools F.
• Edgerton Public School District (rural): math 32% / reading 37% proficiency, ranked #257 of 301 in MN (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 19 units permitted in Nobles County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.0% local appreciation)).
• Nobles County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.
• Current owner paid $5k; list at $85k implies a 1600% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1945 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.93%
• DSCR: 1.26
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $93,744
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11822 111th St St	0.06mi	2/1.0	752 (+1%)	5mo	$95,000	$126	92

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 13.0%
• Equity multiple: 1.75×
• Total profit: $17,736
• Equity at exit: $38,220

10-year hold

• IRR: 15.0%
• Equity multiple: 3.21×
• Total profit: $52,648
• Equity at exit: $58,901

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 56153

• Active inventory: 1
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $867 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$86 /mo · $1,032/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $118

Break-even live

Break-even rent $718

Max offer price $85,000

Occupancy floor 81%

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: —

Listing history 11 events

1. 2026-06-18
   days on market $85,000 Active 14 DOM
2. 2026-06-17
   days on market $85,000 Active 13 DOM
3. 2026-06-16
   days on market $85,000 Active 12 DOM
4. 2026-06-15
   days on market $85,000 Active 11 DOM
5. 2026-06-13
   days on market $85,000 Active 9 DOM
6. 2026-06-12
   days on market $85,000 Active 8 DOM
7. 2026-06-09
   days on market $85,000 Active 5 DOM
8. 2026-06-08
   days on market $85,000 Active 4 DOM
9. 2026-06-07
   days on market $85,000 Active 3 DOM
10. 2026-06-07
    remarks 413-char remark
11. 2026-06-07
    listed $85,000 Active 2 DOM

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

Tax reassessment forecast MN · Partial reset (capped growth)

• Current annual tax: $1,032 · $86/mo
• Projected year-2 tax: $1,032 · $86/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 15 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: $10,403
• − Mortgage interest: −$4,761
• − Property taxes: −$1,032
• − Insurance: −$425
• − Repairs & maintenance: −$832
• − Management: −$832
• − Depreciation: −$2,473
• Taxable income: $47
• Est. tax owed @ 24.0%: −$11
• After-tax cash flow: $1,401/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: Edgerton Public School District
• NCES district ID: 2711220
• Math proficiency: 32% ▼ -19.00%
• Reading proficiency: 37% ▼ -16.00%
• Median HH income: $49,800
• Composite: 29.9/100
• National rank: #6390
• State rank: #257 of 301 in MN

Livability — Leota

• Score: 61/100
• State rank: #736
• US rank: #17933

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leota, MN
• City population: 142
• Population (ZIP): 142

Population outlook (Nobles County) Hauer SSP2

• Today (2025): 22,693 people
• By 2030: 23,304 · +2.7%
• By 2040: 25,000 · +10.2%
• By 2050: 27,213 · +19.9%
• By 2075: 34,196 · +50.7%
• By 2100: 40,638 · +79.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 18% Asian 1%
• Hispanic origin (detail): Puerto Rican 18%
• Common ancestry: Iranian 29% Lithuanian 2% Portuguese 2%
• Foreign-born: 1% · South Korea
• Languages at home: 82% English-only · Spanish 18%

Political lean MEDSL · Nobles

• 2024 margin: Solid R (+35.6) · D 31.5% · R 67.1% · Other 1.4%
• 2008→2024 swing: -34.2pp toward R · 2008: -1.4pp · 2024: -35.6pp
• All cycles: 2024: R+35.6 2020: R+30.6 2016: R+29.9 2012: R+9.3 2008: R+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+1600.0% since first listed

3 events — show timeline

• 2026-06-03 Listed $85,000 REALTOR® Association of the Sioux Empire
• 2026-06-03 Listed $85,000 NORTHSTARMLS as Distributed by MLS Grid
• 1997-06-01 Sold (Public Records) $5,000 Public Records

Property tax history

+24.6%/yr

Latest (2026): $1,032 · +11.0% YoY. Source: county tax records.