111 Soo Ave · Voltaire, ND 58792

$40,000

3 bd · 1.0 ba · 1,288 sqft · SingleFamily · 281 Days on market

Built 1940 0.63 ac lot ↓ 11% 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 +4.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Huge yard
• Private well
• New ductwork

Tags

• HUGE YARD
• PRIVATE WELL
• SEPTIC SYSTEM ONSITE
• NEW WATER HEATER
• NEW DUCTWORK

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; Residential property; Single story
• Construction: Finished below-grade area (basement) approximately 336; Unknown zoning
• Exterior features: Patio; Lot about 0.63 acre

Interior

• Interior features: Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $637 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#339 in ND) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A, cost of living A; Watch: schools D+, amenities F, commute F.
• Velva 1 (rural): math 48% / reading 45% proficiency, ranked #18 of 53 in ND (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 8 units permitted in McHenry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($277 loan paydown + $1k appreciation (3.0% local appreciation)).
• McHenry County population projected at +57% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 281 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 281 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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 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?
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: 2.89% ✓
• Cap rate: 25.40%
• Cash-on-cash: 68.23%
• DSCR: 4.04
• GRM: 2.9

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: 72.9%
• Equity multiple: 5.05×
• Total profit: $45,395
• Equity at exit: $17,986

10-year hold

• IRR: 72.4%
• Equity multiple: 10.36×
• Total profit: $104,791
• Equity at exit: $27,718

Cash invested: $11,200 (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 58792

• Active inventory: 1
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $637

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 40%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $40,000 Active 281 DOM
2. 2026-06-17
   days on market $40,000 Active 280 DOM
3. 2026-06-16
   days on market $40,000 Active 279 DOM
4. 2026-06-15
   days on market $40,000 Active 278 DOM
5. 2026-06-13
   days on market $40,000 Active 276 DOM
6. 2026-06-12
   days on market $40,000 Active 275 DOM
7. 2026-06-09
   days on market $40,000 Active 272 DOM
8. 2026-06-08
   days on market $40,000 Active 271 DOM
9. 2026-06-07
   days on market $40,000 Active 270 DOM
10. 2026-06-05
    days on market $40,000 Active 268 DOM
11. 2026-06-04
    days on market $40,000 Active 266 DOM
12. 2026-06-02
    days on market $40,000 Active 265 DOM
13. 2026-06-01
    days on market $40,000 Active 264 DOM
14. 2026-05-31
    days on market $40,000 Active 263 DOM
15. 2026-04-12
    price $40,000
16. 2025-09-10
    listed $45,000 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,872
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$1,164
• Taxable income: $7,448
• Est. tax owed @ 24.0%: −$1,788
• After-tax cash flow: $5,854/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: Velva 1
• NCES district ID: 3817040
• Math proficiency: 48% ▼ -2.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $53,531
• Composite: 40.24/100
• National rank: #3771
• State rank: #18 of 53 in ND

Livability — Voltaire

• Score: 53/100
• State rank: #339
• US rank: #24356

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Voltaire, ND
• Population (ZIP): 247

Population outlook (McHenry County) Hauer SSP2

• Today (2025): 7,220 people
• By 2030: 7,919 · +9.7%
• By 2040: 9,489 · +31.4%
• By 2050: 11,306 · +56.6%
• By 2075: 16,500 · +128.5%
• By 2100: 20,768 · +187.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Portuguese 66% Subsaharan African 3% Scotch-Irish 2%
• Languages at home: 98% English-only · German/W. Germanic 2%

Political lean MEDSL · McHenry

• 2024 margin: Solid R (+63.8) · D 17.5% · R 81.3% · Other 1.2%
• 2008→2024 swing: -47.5pp toward R · 2008: -16.3pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+59.9 2016: R+56.5 2012: R+27.4 2008: R+16.3

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

-11.1% since first listed

2 events — show timeline

• 2026-04-12 Price Changed $40,000 MMLS
• 2025-09-10 Listed $45,000 MMLS