107 Bertsch St · Upham, ND 58789

$120,000

2 bd · 1.0 ba · 1,872 sqft · Other · 44 Days on market

Built 1960 2.70 ac lot

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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 +18.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Appreciation +5.0/10.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Additional acreage
• Main-floor laundry
• Spacious entryway

Tags

• MAIN-FLOOR LAUNDRY
• SPACIOUS ENTRYWAY
• ADDITIONAL ACREAGE
• MATURE TREES
• LARGE TREE HOUSE
• ESTABLISHED FLOWER AREAS

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: Gravel parking; Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Below-grade finished area present
• Exterior features: Deck; Shed(s); 2.7-acre lot

Interior

• Interior features: Refrigerator; Washer; Full unfinished basement
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (14.8% below list).
• Recommended offer: $102k (14.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#286 in ND) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, schools F, amenities F.
• Tgu 60 (rural): math 25% / reading 35% proficiency, ranked #143 of 169 in ND (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 8 units permitted in McHenry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($830 loan paydown + $4k appreciation (3.0% local appreciation)).
• McHenry County population projected at +57% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Recommended offer $102,284 (14.8% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.70%
• DSCR: 1.16
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.9%
• Equity multiple: 1.63×
• Total profit: $21,001
• Equity at exit: $53,957

10-year hold

• IRR: 13.1%
• Equity multiple: 2.95×
• Total profit: $65,437
• Equity at exit: $83,154

Cash invested: $33,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 82 Strongly Landlord-Friendly
• State North Dakota: 82 Strongly Landlord-Friendly · R+20
• County: — inherits STATE
• City: — inherits STATE

3-day notice; landlord-friendly.

Methodology + full state rankings →

ZIP-level market 58789

• Active inventory: 3
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,023 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$25 /mo · $300/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $104

Break-even live

Break-even rent $892

Max offer price $120,000

Occupancy floor 85%

Sensitivity live

Price	-10% $172	-5% $138	+0% $104	+5% $70	+10% $36
Rent	-10% $23	-5% $63	+0% $104	+5% $144	+10% $185
Rate	-1.0pp $164	-0.5pp $134	base $104	+0.5pp $73	+1.0pp $41

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $120,000 Active 44 DOM
2. 2026-06-21
   days on market $120,000 Active 43 DOM
3. 2026-06-18
   days on market $120,000 Active 41 DOM
4. 2026-06-17
   days on market $120,000 Active 40 DOM
5. 2026-06-16
   days on market $120,000 Active 39 DOM
6. 2026-06-15
   days on market $120,000 Active 38 DOM
7. 2026-06-13
   days on market $120,000 Active 36 DOM
8. 2026-06-12
   days on market $120,000 Active 35 DOM
9. 2026-06-09
   days on market $120,000 Active 32 DOM
10. 2026-06-08
    days on market $120,000 Active 31 DOM
11. 2026-06-07
    days on market $120,000 Active 30 DOM
12. 2026-06-05
    days on market $120,000 Active 28 DOM
13. 2026-06-04
    days on market $120,000 Active 26 DOM
14. 2026-06-02
    days on market $120,000 Active 25 DOM
15. 2026-06-01
    days on market $120,000 Active 24 DOM
16. 2026-05-31
    days on market $120,000 Active 23 DOM
17. 2026-05-08
    listed $120,000 Active

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

Tax reassessment forecast ND · Resets to sale price

• Current annual tax: $300 · $25/mo
• Projected year-2 tax: $1,176 · $98/mo
• Expected delta: +$876/yr (+$73/mo · 291.6%)

ⓘ 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 1/10 Low 7 d/yr ≥94°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,274
• − Mortgage interest: −$6,722
• − Property taxes: −$300
• − Insurance: −$600
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$3,491
• Taxable loss: −$803
• Est. tax savings @ 24.0%: +$193
• After-tax cash flow: $1,437/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: Tgu 60
• NCES district ID: 3800047
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $47,352
• Composite: 28.76/100
• National rank: #11996
• State rank: #143 of 169 in ND

Livability — Upham

• Score: 59/100
• State rank: #286
• US rank: #20316

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: Upham, ND
• Population (ZIP): 482

Population outlook (McHenry County) Hauer SSP2

• Today (2025): 7,220 people
• By 2030: 7,919 · +9.7%
• By 2040: 9,489 · +31.4%
• By 2050: 11,306 · +56.6%
• By 2075: 16,500 · +128.5%
• By 2100: 20,768 · +187.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Asian 3% Native American 2%
• Common ancestry: Portuguese 25% Scottish 6% Scotch-Irish 3%
• Foreign-born: 5% · South Korea, Canada
• Languages at home: 96% English-only · Korean 3% German/W. Germanic 1%

Political lean MEDSL · McHenry

• 2024 margin: Solid R (+63.8) · D 17.5% · R 81.3% · Other 1.2%
• 2008→2024 swing: -47.5pp toward R · 2008: -16.3pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+59.9 2016: R+56.5 2012: R+27.4 2008: R+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.09%
• F500 in state: 2

Industry mix (Fortune 500 HQ in ND)

Industry	F500 HQs	Revenue
▸Utilities / Construction	1	$6B

Price history

1 event — show timeline

• 2026-05-08 Listed $120,000 MMLS