1013 8th St · Langdon, ND 58249

$49,000

1 bd · 1.0 ba · 672 sqft · SingleFamily · 81 Days on market

Built 1952 3,150 sqft lot

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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
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 3,150 sq ft lot
• Built 1952
• Listed 80 days

Property features AI

Finance

• Other: Property listed by Greenberg Realty
• Financial info: Financial details not provided
• HOA & community: HOA details not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Public water; Natural gas available
• Home design: Single-family residence; One level
• Construction: Block foundation
• Exterior features: Lot approximately 3,150 sq ft (50 x 63)

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Information on bedroom count not provided
• Flooring: Flooring details not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating available
• Interior features: Full basement; 5 total rooms
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($787 rent vs $49k).
• Recommended offer: $46k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#42 in ND) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Langdon Area 23 (rural): math 38% / reading 51% proficiency, ranked #83 of 169 in ND (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Langdon Area Elementary School (math 52% / reading 57%, grade C, #39 of 236 statewide, top 21%, 239 students, 23% FRL); Langdon Area High School (math 27% / reading 47%, grade F, #71 of 144 statewide, top 52%, 176 students, 19% FRL) — zoned schools at 21% FRL track the district average.
• Market conditions: 16 active listings in the ZIP; 2 units permitted in Cavalier County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $339 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $49k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $46,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.61% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.22%
• DSCR: 1.90
• GRM: 5.2

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: 12.5%
• Equity multiple: 1.50×
• Total profit: $6,830
• Equity at exit: $7,306

10-year hold

• IRR: 21.5%
• Equity multiple: 2.83×
• Total profit: $25,086
• Equity at exit: $4,237

Cash invested: $13,720 (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 58249

• Active inventory: 16
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $787 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$113 /mo · $1,354/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$165
• Net cashflow: $231

Break-even live

Break-even rent $494

Max offer price $49,000

Occupancy floor 66%

Sensitivity live

Price	-10% $259	-5% $245	+0% $231	+5% $217	+10% $203
Rent	-10% $169	-5% $200	+0% $231	+5% $262	+10% $293
Rate	-1.0pp $256	-0.5pp $244	base $231	+0.5pp $219	+1.0pp $206

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $49,000 Active 81 DOM
2. 2026-06-21
   days on market $49,000 Active 80 DOM
3. 2026-06-18
   days on market $49,000 Active 78 DOM
4. 2026-06-17
   days on market $49,000 Active 77 DOM
5. 2026-06-16
   days on market $49,000 Active 76 DOM
6. 2026-06-15
   days on market $49,000 Active 75 DOM
7. 2026-06-13
   days on market $49,000 Active 73 DOM
8. 2026-06-12
   days on market $49,000 Active 72 DOM
9. 2026-06-09
   days on market $49,000 Active 69 DOM
10. 2026-06-08
    days on market $49,000 Active 68 DOM
11. 2026-06-07
    days on market $49,000 Active 67 DOM
12. 2026-06-05
    days on market $49,000 Active 65 DOM
13. 2026-06-04
    days on market $49,000 Active 63 DOM
14. 2026-06-02
    days on market $49,000 Active 62 DOM
15. 2026-06-01
    days on market $49,000 Active 61 DOM
16. 2026-05-31
    days on market $49,000 Active 60 DOM
17. 2026-04-27
    price $49,000
18. 2026-04-01
    listed $56,000 Active
19. 2013-11-12
    soldstatus $25,000

ⓘ 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: $1,354 · $113/mo
• Projected year-2 tax: $1,354 · $113/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,440
• − Mortgage interest: −$2,745
• − Property taxes: −$1,354
• − Insurance: −$245
• − Repairs & maintenance: −$755
• − Management: −$755
• − Depreciation: −$1,425
• Taxable income: $2,160
• Est. tax owed @ 24.0%: −$518
• After-tax cash flow: $2,256/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: Langdon Area 23
• NCES district ID: 3810810
• Math proficiency: 38% ▲ 1.00%
• Reading proficiency: 51% ▲ 8.00%
• Median HH income: $57,184
• Composite: 41.13/100
• National rank: #7427
• State rank: #83 of 169 in ND

Livability — Langdon

• Score: 72/100
• State rank: #42
• US rank: #5786

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Langdon, ND
• Population (ZIP): 2,363

Population outlook (Cavalier County) Hauer SSP2

• Today (2025): 3,638 people
• By 2030: 3,566 · -2.0%
• By 2040: 3,500 · -3.8%
• By 2050: 3,532 · -2.9%
• By 2075: 3,954 · +8.7%
• By 2100: 4,178 · +14.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Native American 1% Two or more races 1%
• Common ancestry: Portuguese 18% Lithuanian 4% Italian 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Cavalier

• 2024 margin: Solid R (+49.1) · D 24.8% · R 73.9% · Other 1.3%
• 2008→2024 swing: -39.8pp toward R · 2008: -9.3pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+50.7 2016: R+44.7 2012: R+18.2 2008: R+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.91%
• Current HPI: 116.1776
• 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

+96.0% since first listed

3 events — show timeline

• 2026-04-27 Price Changed $49,000 GFAAR
• 2026-04-01 Listed $56,000 GFAAR
• 2013-11-12 Sold (Public Records) $25,000 Public Records

Property tax history

+15.9%/yr

Latest (2025): $1,354 · +105.7% YoY. Source: county tax records.