671 24th St W · Dickinson, ND 58601

$64,900

2 bd · 1.0 ba · 884 sqft · SingleFamily · 57 Days on market

Built 1978 Fair condition Est $76k · 15% under ↓ 28% since listing

---

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
• ARV discount +14.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

G R E A T B U Y! Come on over and take a look at this great investment. Two bedrooms, 1 bath, condo living. Call to take a look today.

Key facts

• Walk-in closet
• Private patio
• Generous dining area

Tags

• PRIVATE PATIO
• GENEROUS DINING AREA
• LARGE PICTURE WINDOWS
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: Annual tax: $808.82

Exterior

• Parking: 1-car garage
• Utilities: Public sewer
• Home design: Condominium (residential)
• Exterior features: Common area lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Has cooling
• Interior features: 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 2.9% in Dickinson — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#12 in ND, #3,334 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Dickinson 1 (town): math 35% / reading 43% proficiency, ranked #29 of 53 in ND (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dickinson Middle School (math 36% / reading 50%, grade D-, #17 of 35 statewide, top 47%, 842 students, 28% FRL).
• Market conditions: Rents rising (+1.9%/yr); 236 active listings in the ZIP; solid renter incomes; 20 units permitted in Stark County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($86k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Stark County population projected at +120% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 22 sale attempts since 14y 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.

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.83% ✓
• Cap rate: 15.39%
• Cash-on-cash: 32.50%
• DSCR: 2.45
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $76,024
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
665 23rd Street West #13 St	0.06mi	2/1.0	816 (-8%)	12mo	$70,000	$86	75

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 · 1.95% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 2.08×
• Total profit: $19,598
• Equity at exit: $9,677

10-year hold

• IRR: 33.4%
• Equity multiple: 3.89×
• Total profit: $52,494
• Equity at exit: $5,611

Cash invested: $18,172 (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 58601

• Rents YoY: 1.9%
• Active inventory: 236
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $492

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 54%

Sensitivity live

Price	-10% $537	-5% $515	+0% $492	+5% $470	+10% $447
Rent	-10% $398	-5% $445	+0% $492	+5% $539	+10% $586
Rate	-1.0pp $525	-0.5pp $509	base $492	+0.5pp $475	+1.0pp $458

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $64,900 Active 57 DOM
2. 2026-06-19
   days on market $64,900 Active 55 DOM
3. 2026-06-18
   days on market $64,900 Active 54 DOM
4. 2026-06-17
   days on market $64,900 Active 53 DOM
5. 2026-06-16
   days on market $64,900 Active 52 DOM
6. 2026-06-15
   days on market $64,900 Active 51 DOM
7. 2026-06-14
   days on market $64,900 Active 49 DOM
8. 2026-06-12
   days on market $64,900 Active 48 DOM
9. 2026-06-09
   days on market $64,900 Active 45 DOM
10. 2026-06-08
    days on market $64,900 Active 44 DOM
11. 2026-06-07
    days on market $64,900 Active 43 DOM
12. 2026-06-05
    days on market $64,900 Active 40 DOM
13. 2026-06-03
    days on market $64,900 Active 39 DOM
14. 2026-06-02
    days on market $64,900 Active 38 DOM
15. 2026-06-01
    days on market $64,900 Active 37 DOM
16. 2026-05-31
    days on market $64,900 Active 36 DOM
17. 2026-05-30
    days on market $64,900 Active 35 DOM
18. 2026-04-26
    listed $64,900 Active
19. 2026-04-21
    price $67,000 134-char remark

    Show marketing remark (134 chars)

    G R E A T B U Y! Come on over and take a look at this great investment. Two bedrooms, 1 bath, condo living. Call to take a look today.

20. 2025-09-30
    soldstatus Closed 134-char remark

    Show marketing remark (134 chars)

    G R E A T B U Y! Come on over and take a look at this great investment. Two bedrooms, 1 bath, condo living. Call to take a look today.

21. 2025-09-03
    historical Active Under Contract 134-char remark

    Show marketing remark (134 chars)

    G R E A T B U Y! Come on over and take a look at this great investment. Two bedrooms, 1 bath, condo living. Call to take a look today.

22. 2025-08-11
    listed $70,000 Active 134-char remark

    Show marketing remark (134 chars)

    G R E A T B U Y! Come on over and take a look at this great investment. Two bedrooms, 1 bath, condo living. Call to take a look today.

23. 2025-08-11
    listed $70,000 Active 134-char remark

    Show marketing remark (134 chars)

    G R E A T B U Y! Come on over and take a look at this great investment. Two bedrooms, 1 bath, condo living. Call to take a look today.

24. 2025-07-08
    soldstatus Closed
25. 2025-06-11
    status Active
26. 2025-05-15
    historical Active Under Contract
27. 2025-04-29
    listed $69,900 Active
28. 2024-08-09
    soldstatus Closed
29. 2024-07-30
    historical Active Under Contract
30. 2024-07-24
    status Active
31. 2024-07-08
    soldstatus Closed
32. 2024-06-30
    historical Active Under Contract
33. 2024-06-29
    status Active
34. 2024-06-14
    soldstatus Closed
35. 2024-06-14
    soldstatus Closed
36. 2024-04-30
    listed $74,700 Active
37. 2024-04-29
    listed $74,700 Active
38. 2024-04-28
    historical Active Under Contract
39. 2024-04-24
    listed $74,700 Active
40. 2024-04-10
    historical $895
41. 2024-03-29
    listed $895
42. 2024-03-27
    historical Active Under Contract
43. 2024-03-13
    status Active
44. 2024-03-01
    soldstatus Closed
45. 2024-02-28
    historical Active Under Contract
46. 2024-02-24
    listed $70,000 Active
47. 2024-01-25
    historical Active Under Contract
48. 2024-01-20
    historical $799
49. 2024-01-07
    listed $799
50. 2023-09-06
    historical

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

Taxation est. · year 1

• Rental income: $14,288
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$1,888
• Taxable income: $5,180
• Est. tax owed @ 24.0%: −$1,243
• After-tax cash flow: $4,662/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 · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its condition and appeal to buyers. Upgrading the kitchen and bathroom, and repairing the roof would significantly increase its value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom vanity — dated and worn
• Moderate roof shingles — appears worn

Value-add opportunities

• Resale update kitchen cabinets and countertops — modernizing the kitchen would attract more buyers
• Resale update bathroom vanity and fixtures — modernizing the bathroom would attract more buyers
• Both repair/replace roof shingles — improving the roof would increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom vanity · dated and worn	Moderate	$3,000–15,000
roof shingles · appears worn	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale update kitchen cabinets and countertops — modernizing the kitchen would attract more buyers ↑
• Resale update bathroom vanity and fixtures — modernizing the bathroom would attract more buyers ↑
• Both repair/replace roof shingles — improving the roof would increase both resale and rental value ↑

ⓘ 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: Dickinson 1
• NCES district ID: 3800038
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $63,270
• Composite: 34.9/100
• National rank: #5080
• State rank: #29 of 53 in ND

Livability — Dickinson

• Score: 76/100
• State rank: #12
• US rank: #3334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dickinson, ND
• County: Stark County · 29,916 people
• City population: 29,916
• Metro: Dickinson, ND
• Population (ZIP): 29,916
• Household income: $85,821
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 813.0

Population outlook (Stark County) Hauer SSP2

• Today (2025): 50,426 people
• By 2030: 60,812 · +20.6%
• By 2040: 84,155 · +66.9%
• By 2050: 110,718 · +119.6%
• By 2075: 186,710 · +270.3%
• By 2100: 264,902 · +425.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 7% Two or more races 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 9% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 4% German/W. Germanic 1% Arabic 1%

Political lean MEDSL · Stark

• 2024 margin: Solid R (+65.6) · D 16.5% · R 82.1% · Other 1.5%
• 2008→2024 swing: -36.5pp toward R · 2008: -29.1pp · 2024: -65.6pp
• All cycles: 2024: R+65.6 2020: R+63.9 2016: R+65.8 2012: R+49.4 2008: R+29.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -133.57%
• Current HPI: 188.1029
• Rent YoY: ▲ 1.95%
• Metro: Dickinson, ND
• 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

-27.8% since first listed

47 events — show timeline

• 2026-04-26 Listed $64,900 Badlands BOR MLS
• 2026-04-21 Price Changed $67,000 Badlands BOR MLS
• 2025-09-30 Sold (MLS) — Badlands BOR MLS
• 2025-09-03 Contingent — Badlands BOR MLS
• 2025-08-11 Listed $70,000 Badlands BOR MLS
• 2025-08-11 Listed $70,000 Badlands BOR MLS
• 2025-07-08 Sold (MLS) — Badlands BOR MLS
• 2025-06-11 Relisted — Badlands BOR MLS
• 2025-05-15 Contingent — Badlands BOR MLS
• 2025-04-29 Listed $69,900 Badlands BOR MLS
• 2024-08-09 Sold (MLS) — Badlands BOR MLS
• 2024-07-30 Contingent — Badlands BOR MLS
• 2024-07-24 Relisted — Badlands BOR MLS
• 2024-07-08 Sold (MLS) — Badlands BOR MLS
• 2024-06-30 Contingent — Badlands BOR MLS
• 2024-06-29 Relisted — Badlands BOR MLS
• 2024-06-14 Sold (MLS) — Badlands BOR MLS
• 2024-06-14 Sold (MLS) — Badlands BOR MLS
• 2024-04-30 Listed $74,700 Badlands BOR MLS
• 2024-04-29 Listed $74,700 Badlands BOR MLS
• 2024-04-28 Contingent — Badlands BOR MLS
• 2024-04-24 Listed $74,700 Badlands BOR MLS
• 2024-04-10 Rental Removed $895 APPFOLIO
• 2024-03-29 Listed for Rent $895 APPFOLIO
• 2024-03-27 Contingent — Badlands BOR MLS
• 2024-03-13 Relisted — Badlands BOR MLS
• 2024-03-01 Sold (MLS) — Badlands BOR MLS
• 2024-02-28 Contingent — Badlands BOR MLS
• 2024-02-24 Listed $70,000 Badlands BOR MLS
• 2024-01-25 Contingent — Badlands BOR MLS
• 2024-01-20 Rental Removed $799 APPFOLIO
• 2024-01-07 Listed for Rent $799 APPFOLIO
• 2023-09-06 Delisted — Badlands BOR MLS
• 2023-09-06 Delisted — Badlands BOR MLS
• 2023-09-06 Delisted — Badlands BOR MLS
• 2023-09-06 Delisted — Badlands BOR MLS
• 2023-09-06 Delisted — Badlands BOR MLS
• 2023-09-06 Delisted — Badlands BOR MLS
• 2023-09-06 Delisted — Badlands BOR MLS
• 2023-08-26 Listed $75,000 Badlands BOR MLS
• 2022-06-02 Listed $54,900 Badlands BOR MLS
• 2021-05-08 Listed $49,000 Badlands BOR MLS
• 2021-05-08 Listed $45,000 Badlands BOR MLS
• 2021-05-08 Listed $45,000 Badlands BOR MLS
• 2021-05-08 Listed $45,000 Badlands BOR MLS
• 2012-10-26 Listed $89,000 Badlands BOR MLS
• 2012-08-20 Listed $89,900 Badlands BOR MLS