306 7th Ave N · Edgeley, ND 58433

$59,900

3 bd · 1.0 ba · 1,024 sqft · SingleFamily · 15 Days on market

Built 1920 Fair condition 8,499 sqft lot Est $70k · 14% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +13.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Key facts

• 8,499 sq ft lot
• Built 1920
• Listed 14 days

Property features AI

Exterior

• Parking: No parking / garage listed
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Wood siding; Block foundation; Asphalt roof; Built on a 0.2-acre lot (approx. 50 x 170)
• Exterior features: Porch

Interior

• Kitchen: Cooktop; Range; Refrigerator
• Basement: Full basement
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Electric heating; No cooling listed
• Interior features: Cooktop; Range; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#194 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety C-, schools D+.
• Edgeley 3 (rural): math 50% / reading 45% proficiency, ranked #67 of 169 in ND (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 1 units permitted in LaMoure County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($414 loan paydown + $2k appreciation (3.0% local appreciation)).
• LaMoure County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1920 — 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 D-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. 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: 1.69% ✓
• Cap rate: 14.00%
• Cash-on-cash: 27.53%
• DSCR: 2.22
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $69,632
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 9th Ave	0.17mi	3/1.0	1,023 (-0%)	3mo	$70,000	$68	89

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: 33.5%
• Equity multiple: 2.89×
• Total profit: $31,734
• Equity at exit: $26,934

10-year hold

• IRR: 33.7%
• Equity multiple: 5.69×
• Total profit: $78,659
• Equity at exit: $41,508

Cash invested: $16,772 (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 58433

• Active inventory: 3
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,011 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $385

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 57%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $59,900 Active 15 DOM
2. 2026-06-17
   days on market $59,900 Active 14 DOM
3. 2026-06-16
   days on market $59,900 Active 13 DOM
4. 2026-06-15
   days on market $59,900 Active 12 DOM
5. 2026-06-13
   days on market $59,900 Active 10 DOM
6. 2026-06-12
   days on market $59,900 Active 9 DOM
7. 2026-06-09
   days on market $59,900 Active 6 DOM
8. 2026-06-08
   days on market $59,900 Active 5 DOM
9. 2026-06-07
   days on market $59,900 Active 4 DOM
10. 2026-06-05
    days on market $59,900 Active 2 DOM
11. 2026-06-04
    listed $59,900 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 6/10 Major 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,132
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$1,743
• Taxable income: $3,895
• Est. tax owed @ 24.0%: −$935
• After-tax cash flow: $3,682/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The home requires moderate renovations to update the kitchen and bathrooms, and some maintenance to the exterior and landscaping. These updates would significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — outdated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Minor exterior siding — some discoloration

Value-add opportunities

• Resale update kitchen cabinets and appliances — modernizing the kitchen would attract more buyers
• Resale update bathrooms with new fixtures and cabinets — modernizing the bathrooms would attract more buyers
• Both paint interior walls — improves the overall appearance and can be done inexpensively
• Both replace carpeting with hardwood or tile — improves the appearance and is easy to maintain
• Both trim overgrown vegetation — improves curb appeal and can be done inexpensively

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · outdated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
exterior siding · some discoloration	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale update kitchen cabinets and appliances — modernizing the kitchen would attract more buyers ↑
• Resale update bathrooms with new fixtures and cabinets — modernizing the bathrooms would attract more buyers ↑
• Both paint interior walls — improves the overall appearance and can be done inexpensively ↑
• Both replace carpeting with hardwood or tile — improves the appearance and is easy to maintain ↑
• Both trim overgrown vegetation — improves curb appeal and can be done inexpensively ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Edgeley 3
• NCES district ID: 3805850
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $51,830
• Composite: 43.02/100
• National rank: #6655
• State rank: #67 of 169 in ND

Livability — Edgeley

• Score: 65/100
• State rank: #194
• US rank: #13599

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edgeley, ND
• Population (ZIP): 1,194

Population outlook (LaMoure County) Hauer SSP2

• Today (2025): 4,142 people
• By 2030: 4,155 · +0.3%
• By 2040: 4,215 · +1.8%
• By 2050: 4,316 · +4.2%
• By 2075: 5,238 · +26.5%
• By 2100: 5,750 · +38.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 1%
• Common ancestry: Portuguese 18% Iranian 6% Romanian 2%
• Foreign-born: 1% · Canada, China
• Languages at home: 92% English-only · German/W. Germanic 6% Spanish 2%

Political lean MEDSL · LaMoure

• 2024 margin: Solid R (+55.0) · D 21.5% · R 76.5% · Other 2.0%
• 2008→2024 swing: -35.3pp toward R · 2008: -19.7pp · 2024: -55.0pp
• All cycles: 2024: R+55.0 2020: R+50.4 2016: R+46.1 2012: R+29.2 2008: R+19.7

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

• 2026-06-03 Listed $59,900 GNMLS