603 Main St S · McVille, ND 58254

$60,000

4 bd · 1.5 ba · 1,000 sqft · Other · 2 Days on market

Built 1904 8.00 ac lot ↓ 13% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Home on 8 acres for sale in the beautiful town of McVille, North Dakota. This is a four bedroom and 2 bath home with many upgrades in the past 15 years. Two car garage and a old granary converted into a storage shed. Sitting on 8 acres current owner has a garden, many apple trees, crabapple, and June Berry Bushes.

Key facts

• 8 acre lot
• 2 garage spots
• Built 1904

Property features AI

Finance

• Other: R-1 single family zoning; Approximately 8-acre lot (irregular shape)

Exterior

• Parking: 2-car garage
• Utilities: Public water
• Home design: Single family residence; One-and-one-half story
• Construction: Vinyl siding
• Exterior features: Wood fence; Fenced lot

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Propane heating; Has cooling
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

Location & tenants

• Location reads 67/100 on livability (#146 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D+, health & safety D+.
• Dakota Prairie 1 (rural): math 50% / reading 45% proficiency, ranked #72 of 169 in ND (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dakota Prairie Elementary School (math 72% / reading 52%, grade B, #11 of 236 statewide, top 7%, 168 students, 31% FRL); Dakota Prairie High School (math 32% / reading 32%, grade F, #85 of 144 statewide, top 62%, 127 students, 31% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: 5 active listings in the ZIP; 1 units permitted in Nelson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.81% ✓
• Cap rate: 15.56%
• Cash-on-cash: 33.08%
• DSCR: 2.47
• GRM: 4.6

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: 38.8%
• Equity multiple: 3.19×
• Total profit: $36,731
• Equity at exit: $26,979

10-year hold

• IRR: 38.8%
• Equity multiple: 6.32×
• Total profit: $89,435
• Equity at exit: $41,577

Cash invested: $16,800 (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 58254

• Active inventory: 5
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$57 /mo · $688/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $463

Break-even live

Break-even rent $502

Max offer price $60,000

Occupancy floor 52%

Sensitivity live

Price	-10% $497	-5% $480	+0% $463	+5% $446	+10% $429
Rent	-10% $377	-5% $420	+0% $463	+5% $506	+10% $549
Rate	-1.0pp $493	-0.5pp $478	base $463	+0.5pp $448	+1.0pp $432

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-08
   status Pending
2. 2026-05-06
   listed $60,000 Active
3. 2014-11-07
   soldstatus $65,000
4. 2014-11-03
   soldstatus 316-char remark

   Show marketing remark (316 chars)

   Home on 8 acres for sale in the beautiful town of McVille, North Dakota. This is a four bedroom and 2 bath home with many upgrades in the past 15 years. Two car garage and a old granary converted into a storage shed. Sitting on 8 acres current owner has a garden, many apple trees, crabapple, and June Berry Bushes.

5. 2014-09-08
   listed $68,900 316-char remark

   Show marketing remark (316 chars)

   Home on 8 acres for sale in the beautiful town of McVille, North Dakota. This is a four bedroom and 2 bath home with many upgrades in the past 15 years. Two car garage and a old granary converted into a storage shed. Sitting on 8 acres current owner has a garden, many apple trees, crabapple, and June Berry Bushes.

ⓘ 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: $688 · $57/mo
• Projected year-2 tax: $688 · $57/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $13,065
• − Mortgage interest: −$3,361
• − Property taxes: −$688
• − Insurance: −$300
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$1,745
• Taxable income: $4,880
• Est. tax owed @ 24.0%: −$1,171
• After-tax cash flow: $4,386/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: Dakota Prairie 1
• NCES district ID: 3800040
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $46,749
• Composite: 42.53/100
• National rank: #6857
• State rank: #72 of 169 in ND

Livability — McVille

• Score: 67/100
• State rank: #146
• US rank: #11173

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: McVille, ND
• Population (ZIP): 596

Population outlook (Nelson County) Hauer SSP2

• Today (2025): 2,847 people
• By 2030: 2,797 · -1.8%
• By 2040: 2,737 · -3.9%
• By 2050: 2,854 · +0.2%
• By 2075: 3,790 · +33.1%
• By 2100: 5,304 · +86.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Portuguese 56% Lithuanian 5% Scottish 3%
• Foreign-born: 3%
• Languages at home: 94% English-only · Russian/Polish/Slavic 2% German/W. Germanic 2% Other Indo-European 2%

Political lean MEDSL · Nelson

• 2024 margin: Solid R (+32.0) · D 33.0% · R 65.0% · Other 1.9%
• 2008→2024 swing: -38.1pp toward R · 2008: 6.1pp · 2024: -32.0pp
• All cycles: 2024: R+32.0 2020: R+31.2 2016: R+28.9 2012: R+5.8 2008: D+6.1

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

-12.9% since first listed

5 events — show timeline

• 2026-05-08 Pending — GFAAR
• 2026-05-06 Listed $60,000 GFAAR
• 2014-11-07 Sold (Public Records) $65,000 Public Records
• 2014-11-03 Sold (MLS) — GFAAR
• 2014-09-08 Listed $68,900 GFAAR

Property tax history

+8.5%/yr

Latest (2024): $688 · +7.4% YoY. Source: county tax records.