300 Main St E #1 · Bertha, MN 56437

$119,000

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 287 Days on market

Built 2010 7,143 sqft lot

---

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 +20.4/30.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.8/10.0
• 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

If you are looking for peace, space, and affordability, this well-kept manufactured home in Bertha might be just what you need. This 3-bedroom, 2-bath home offers comfortable living at a price that makes sense. Recent updates include a brand new natural gas furnace to keep you warm in the winter months and a low-maintenance steel roof and vinyl siding - built to handle the seasons. Inside, you will find a functional floor plan with plenty of natural light, a primary suite, and two additional bedrooms that can easily serve as guest rooms, office space, hobby rooms, or whatever purpose you see fit. This home is a solid, affordable option with room to make it your own. Schedule a showing today!

Key facts

• Primary suite
• Vinyl siding
• Natural gas furnace

Tags

• NATURAL GAS FURNACE
• LOW MAINTENANCE STEEL ROOF
• VINYL SIDING
• FUNCTIONAL FLOOR PLAN
• PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/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 $117k (1.9% below list).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.

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 $11k of equity ($823 loan paydown + $10k 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 $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 287 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 287 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.98% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.60%
• DSCR: 1.25
• GRM: 8.5

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: 25.2%
• Equity multiple: 2.87×
• Total profit: $62,327
• Equity at exit: $94,047

10-year hold

• IRR: 22.6%
• Equity multiple: 6.21×
• Total profit: $173,676
• Equity at exit: $190,264

Cash invested: $33,320 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,168 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$94 /mo · $1,122/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $155

Break-even live

Break-even rent $971

Max offer price $119,000

Occupancy floor 82%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $119,000 Active 287 DOM
2. 2026-06-17
   days on market $119,000 Active 286 DOM
3. 2026-06-16
   days on market $119,000 Active 285 DOM
4. 2026-06-15
   days on market $119,000 Active 284 DOM
5. 2026-06-13
   days on market $119,000 Active 282 DOM
6. 2026-06-12
   days on market $119,000 Active 281 DOM
7. 2026-06-09
   days on market $119,000 Active 278 DOM
8. 2026-06-08
   days on market $119,000 Active 277 DOM
9. 2026-06-07
   days on market $119,000 Active 276 DOM
10. 2026-06-05
    days on market $119,000 Active 274 DOM
11. 2026-06-04
    days on market $119,000 Active 272 DOM
12. 2026-06-02
    days on market $119,000 Active 271 DOM
13. 2026-06-01
    days on market $119,000 Active 270 DOM
14. 2026-05-31
    days on market $119,000 Active 269 DOM
15. 2026-05-31
    days on market $119,000 Active 268 DOM
16. 2025-09-02
    listed $119,000 Active 700-char remark

    Show marketing remark (700 chars)

    If you are looking for peace, space, and affordability, this well-kept manufactured home in Bertha might be just what you need. This 3-bedroom, 2-bath home offers comfortable living at a price that makes sense. Recent updates include a brand new natural gas furnace to keep you warm in the winter months and a low-maintenance steel roof and vinyl siding - built to handle the seasons. Inside, you will find a functional floor plan with plenty of natural light, a primary suite, and two additional bedrooms that can easily serve as guest rooms, office space, hobby rooms, or whatever purpose you see fit. This home is a solid, affordable option with room to make it your own. Schedule a showing today!

ⓘ 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: $1,122 · $94/mo
• Projected year-2 tax: $1,227 · $102/mo
• Expected delta: +$105/yr (+$9/mo · 9.4%)

ⓘ 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: $14,014
• − Mortgage interest: −$6,666
• − Property taxes: −$1,122
• − Insurance: −$595
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$3,462
• Taxable loss: −$73
• Est. tax savings @ 24.0%: +$17
• After-tax cash flow: $1,883/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

1 event — show timeline

• 2025-09-02 Listed $119,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+6.7%/yr

Latest (2025): $1,122 · -2.3% YoY. Source: county tax records.