304 Main St · Stanton, ND 58571

$165,000

4 bd · 2.0 ba · 2,016 sqft · Other · 90 Days on market

Built 1975 8,840 sqft lot

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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).

• Cash flow +17.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Appreciation +5.0/10.0
• 1% rule +3.4/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

At last! A comfortable and affordable home priced to sell! Four bedrooms, 1 3/4 baths, single stall attached garage and a full, mostly finished basement. Shingles are seven year sold, windows and siding are original. City water and a well for lawn and garden irrigation. Make an appointment to view this home today!

Key facts

• Spacious yard
• Newer steel siding
• Newer roof

Tags

• REMODELED KITCHEN
• NEWER APPLIANCES
• BRAND-NEW LAMINATE FLOORING
• NEWER STEEL SIDING
• NEWER ROOF
• SPACIOUS YARD

Property features AI

Exterior

• Parking: 1-car garage with garage door opener and front-facing garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels
• Construction: Metal and steel siding
• Exterior features: Garden; Deck; Shed(s); Level lot; Lot dimensions approximately 68 x 130

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Baseboard heating; Electric heating; Ceiling fan(s) for cooling; Other cooling
• Interior features: Ceiling fan(s); Finished daylight full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $111 ($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 $139k (15.7% below list).
• Recommended offer: $139k (15.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#241 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities F.
• Center-Stanton 1 (rural): math 30% / reading 40% proficiency, ranked #125 of 169 in ND (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 15 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Mercer County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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 $100k; list at $165k implies a 66% gain — meaningful room to come down on a strong offer.

Recommended offer $139,136 (15.7% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.89%
• DSCR: 1.13
• GRM: 9.9

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: 10.2%
• Equity multiple: 1.58×
• Total profit: $26,883
• Equity at exit: $74,191

10-year hold

• IRR: 12.5%
• Equity multiple: 2.86×
• Total profit: $85,706
• Equity at exit: $114,337

Cash invested: $46,200 (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 58571

• Active inventory: 1
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,391 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$54 /mo · $648/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $111

Break-even live

Break-even rent $1,251

Max offer price $165,000

Occupancy floor 87%

Sensitivity live

Price	-10% $205	-5% $158	+0% $111	+5% $64	+10% $18
Rent	-10% $1	-5% $56	+0% $111	+5% $166	+10% $221
Rate	-1.0pp $194	-0.5pp $153	base $111	+0.5pp $68	+1.0pp $25

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $165,000 Active 90 DOM
2. 2026-06-18
   days on market $165,000 Active 89 DOM
3. 2026-06-17
   days on market $165,000 Active 88 DOM
4. 2026-06-16
   days on market $165,000 Active 87 DOM
5. 2026-06-15
   days on market $165,000 Active 86 DOM
6. 2026-06-14
   days on market $165,000 Active 84 DOM
7. 2026-06-13
   days on market $165,000 Active 83 DOM
8. 2026-06-10
   days on market $165,000 Active 81 DOM
9. 2026-06-09
   days on market $165,000 Active 80 DOM
10. 2026-06-08
    days on market $165,000 Active 79 DOM
11. 2026-06-07
    days on market $165,000 Active 78 DOM
12. 2026-06-05
    days on market $165,000 Active 75 DOM
13. 2026-06-03
    days on market $165,000 Active 74 DOM
14. 2026-06-02
    days on market $165,000 Active 73 DOM
15. 2026-06-01
    days on market $165,000 Active 72 DOM
16. 2026-05-31
    days on market $165,000 Active 71 DOM
17. 2026-05-30
    days on market $165,000 Active 70 DOM
18. 2026-03-20
    listed $165,000 Active
19. 2018-07-05
    soldstatus $99,500
20. 2014-05-28
    soldstatus
21. 2014-05-22
    soldstatus 315-char remark

    Show marketing remark (315 chars)

    At last! A comfortable and affordable home priced to sell! Four bedrooms, 1 3/4 baths, single stall attached garage and a full, mostly finished basement. Shingles are seven year sold, windows and siding are original. City water and a well for lawn and garden irrigation. Make an appointment to view this home today!

22. 2014-04-23
    listed $59,900 315-char remark

    Show marketing remark (315 chars)

    At last! A comfortable and affordable home priced to sell! Four bedrooms, 1 3/4 baths, single stall attached garage and a full, mostly finished basement. Shingles are seven year sold, windows and siding are original. City water and a well for lawn and garden irrigation. Make an appointment to view this home today!

23. 2001-02-12
    soldstatus 83-char remark

    Show marketing remark (83 chars)

    Chimney in place for a woodstove - 8 x 12 storage shed Other Rooms - Mud, Workshop.

24. 2000-10-04
    listed $45,000 83-char remark

    Show marketing remark (83 chars)

    Chimney in place for a woodstove - 8 x 12 storage shed Other Rooms - Mud, Workshop.

ⓘ 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: $648 · $54/mo
• Projected year-2 tax: $1,617 · $135/mo
• Expected delta: +$969/yr (+$81/mo · 149.5%)

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

Taxation est. · year 1

• Rental income: $16,696
• − Mortgage interest: −$9,243
• − Property taxes: −$648
• − Insurance: −$825
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$4,800
• Taxable loss: −$1,491
• Est. tax savings @ 24.0%: +$358
• After-tax cash flow: $1,691/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: Center-Stanton 1
• NCES district ID: 3800052
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 40% ▲ 10.00%
• Median HH income: $57,134
• Composite: 33.64/100
• National rank: #10466
• State rank: #125 of 169 in ND

Livability — Stanton

• Score: 62/100
• State rank: #241
• US rank: #16637

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stanton, ND
• Population (ZIP): 839

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 9,891 people
• By 2030: 10,506 · +6.2%
• By 2040: 11,872 · +20.0%
• By 2050: 13,612 · +37.6%
• By 2075: 19,871 · +100.9%
• By 2100: 25,938 · +162.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: Portuguese 9% Scotch-Irish 7% Romanian 4%
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 2%

Political lean MEDSL · Mercer

• 2024 margin: Solid R (+69.0) · D 14.8% · R 83.8% · Other 1.3%
• 2008→2024 swing: -39.2pp toward R · 2008: -29.9pp · 2024: -69.0pp
• All cycles: 2024: R+69.0 2020: R+67.4 2016: R+67.9 2012: R+44.9 2008: R+29.9

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

+266.7% since first listed

7 events — show timeline

• 2026-03-20 Listed $165,000 GNMLS
• 2018-07-05 Sold (Public Records) $99,500 Public Records
• 2014-05-28 Sold (Public Records) — Public Records
• 2014-05-22 Sold (MLS) — GNMLS
• 2014-04-23 Listed $59,900 GNMLS
• 2001-02-12 Sold (MLS) — GNMLS
• 2000-10-04 Listed $45,000 GNMLS