216 Cherry St NW · Bertha, MN 56437

$108,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 14 Days on market

Built 1986 5,706 sqft lot

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Why this score? — see what drove the B- 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 +25.1/30.0
• Appreciation +9.2/10.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

WAY, WAY cheaper than rent. Very clean home with updates all around inside and out (see supplements). Could be put back to 3 Beds, but currently huge master bdrm with full bath and 2 closets. Sunken living room creates a very cozy and relaxing space with ample room for that huge TV. Kitchen has all newer appliances, partial island and room for a good sized dining table. Outside has a two-tiered deck, new steps both at front and back entry doors. Garage is a true double size. Also paved alley way. Do not hesitate on this one! Turn key property!

Key facts

• 2 level deck
• Insulated pipes
• Kitchen updates

Tags

• MOVE IN READY
• KITCHEN UPDATES
• 2 LEVEL DECK
• INSULATED PIPES

Property features AI

Exterior

• Parking: Detached or attached 2-car garage (28 x 24); Garage approximately 672 square feet
• Utilities: City water (connected); City sewer (connected); Natural gas; Circuit breaker electrical service (Minnesota Power)
• Home design: Residential manufactured home; One level
• Construction: Asphalt roof (over 8 years old); Pillar/post/pier foundation; Built as a manufactured home
• Exterior features: Vinyl exterior; Deck; City street frontage

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: One full bathroom on the main level; One three-quarter bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Main floor 3/4 bath and main floor full bath; Main floor laundry; No basement; Dishwasher, Dryer, Electric water heater, Microwave, Range, Refrigerator, Washer
• Laundry & utility: Washer and Dryer on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).

Location & tenants

• Location reads 63/100 on livability (#631 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, crime D-.
• Bertha-Hewitt Public School District (rural): math 49% / reading 53% proficiency, ranked #120 of 301 in MN (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 12 active listings in the ZIP; 167 units permitted in Todd County in 2024 (78 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($747 loan paydown + $9k appreciation (8.4% local appreciation)).
• Todd County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k 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.
• 5 sale attempts since 10y 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.
• Current owner paid $66k; list at $108k implies a 64% gain — meaningful room to come down on a strong offer.

Recommended offer $108,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.50%
• DSCR: 1.42
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.2%
• Equity multiple: 3.08×
• Total profit: $62,802
• Equity at exit: $85,353

10-year hold

• IRR: 25.1%
• Equity multiple: 6.66×
• Total profit: $171,019
• Equity at exit: $172,676

Cash invested: $30,240 (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 56437

• Home prices YoY: 4.1%
• Active inventory: 12
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,135 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$46 /mo · $554/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $239

Break-even live

Break-even rent $832

Max offer price $108,000

Occupancy floor 74%

Sensitivity live

Price	-10% $300	-5% $270	+0% $239	+5% $209	+10% $178
Rent	-10% $150	-5% $195	+0% $239	+5% $284	+10% $329
Rate	-1.0pp $294	-0.5pp $267	base $239	+0.5pp $211	+1.0pp $183

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   statusdays on market $108,000 Pending 14 DOM
2. 2026-06-18
   days on market $108,000 Active 13 DOM
3. 2026-06-17
   days on market $108,000 Active 12 DOM
4. 2026-06-16
   days on market $108,000 Active 11 DOM
5. 2026-06-15
   days on market $108,000 Active 10 DOM
6. 2026-06-13
   days on market $108,000 Active 8 DOM
7. 2026-06-12
   days on market $108,000 Active 7 DOM
8. 2026-06-09
   days on market $108,000 Active 4 DOM
9. 2026-06-08
   days on market $108,000 Active 3 DOM
10. 2026-06-07
    remarks 679-char remark
11. 2026-06-07
    listed $108,000 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: $554 · $46/mo
• Projected year-2 tax: $882 · $73/mo
• Expected delta: +$328/yr (+$27/mo · 59.2%)

ⓘ 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 ≥96°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,624
• − Mortgage interest: −$6,050
• − Property taxes: −$554
• − Insurance: −$540
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$3,142
• Taxable income: $1,158
• Est. tax owed @ 24.0%: −$278
• After-tax cash flow: $2,594/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: Bertha-Hewitt Public School District
• NCES district ID: 2705430
• Math proficiency: 49% ▼ -5.00%
• Reading proficiency: 53% ▼ -6.00%
• Median HH income: $41,200
• Composite: 42.76/100
• National rank: #3155
• State rank: #120 of 301 in MN

Livability — Bertha

• Score: 63/100
• State rank: #631
• US rank: #15069

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bertha, MN
• Population (ZIP): 1,409

Population outlook (Todd County) Hauer SSP2

• Today (2025): 22,202 people
• By 2030: 20,962 · -5.6%
• By 2040: 18,352 · -17.3%
• By 2050: 15,904 · -28.4%
• By 2075: 11,348 · -48.9%
• By 2100: 7,801 · -64.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Portuguese 9% Romanian 6% Lithuanian 1%
• Languages at home: 80% English-only · German/W. Germanic 20%

Political lean MEDSL · Todd

• 2024 margin: Solid R (+53.5) · D 22.5% · R 76.0% · Other 1.5%
• 2008→2024 swing: -42.4pp toward R · 2008: -11.1pp · 2024: -53.5pp
• All cycles: 2024: R+53.5 2020: R+48.8 2016: R+47.7 2012: R+16.1 2008: R+11.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.45%
• Current HPI: 214.4849
• 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

+176.9% since first listed

15 events — show timeline

• 2026-06-05 Listed $108,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-08-16 Sold (Public Records) $65,900 Public Records
• 2023-08-09 Sold (MLS) $65,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-06-05 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-05-17 Listed $65,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-30 Sold (MLS) $38,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-30 Sold (MLS) $37,500 NORTHSTARMLS as Distributed by MLS Grid
• 2020-05-28 Listed $37,500 NORTHSTARMLS as Distributed by MLS Grid
• 2016-11-17 Sold (MLS) $29,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-10-12 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2016-09-26 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2016-09-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2016-08-02 Price Changed $31,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-06-06 Price Changed $35,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-03-25 Listed $39,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+1.7%/yr

Latest (2026): $554 · +23.7% YoY. Source: county tax records.