566 Sunset Pl · Bismarck, ND 58504

$242,900

3 bd · 2.0 ba · 1,512 sqft · Other · 1 Days on market

Built 1954 6,000 sqft lot

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Why this score? — see what drove the D 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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• 1% rule +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! 3 Bedroom, 2 Bath Ranch Style Home. Updated kitchen and bathrooms. New refrigerator in 2013. New kitchen sink. Gas range. Original Hardwood floors on main level. Basement has new carpet and cutout entertainment center. Master bedroom in basement with new master bath with large shower & large walk-in closet. Room for lots of storage in basement also. Single stall attached garage. Nice quiet backyard, fully fenced with no maintence deck! Truly a must see!

Key facts

• Newer disposal
• Tiled backsplash
• Microwave

Tags

• HARDWOOD FLOORS
• UPDATED KITCHEN
• TILED BACKSPLASH
• NEWER DISPOSAL
• GAS STOVE
• MICROWAVE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $243k.

Deal economics

• At list price, monthly cash flow is $59 ($713/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (16.1% below list).
• Recommended offer: $204k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.1% in Bismarck — 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 79/100 on livability (#5 in ND, #2,213 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: crime C-, amenities D+, commute F.
• Bismarck 1 (urban): math 41% / reading 42% proficiency, ranked #25 of 53 in ND (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Becep Center (332 students, 0% FRL); Horizon Middle School (math 42% / reading 50%, grade D+, #13 of 35 statewide, top 35%, 1,044 students, 14% FRL); Century High School (math 43% / reading 63%, grade C-, #14 of 144 statewide, top 9%, 1,427 students, 12% FRL).
• Market conditions: Rents rising (+2.8%/yr); 261 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 259 units permitted in Burleigh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Burleigh County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 34y 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.
• Current owner paid $170k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $203,898 (16.1% below list)

Questions for the listing agent

1. Built in 1954 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.47×
• Total profit: $-36,011
• Equity at exit: $36,217

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-28,266
• Equity at exit: $21,002

Cash invested: $68,012 (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 58504

• Rents YoY: 2.8%
• Active inventory: 261
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,039 high
• Mortgage (P&I): −$1,274
• Tax from tax record: −$176 /mo · $2,116/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $59

Break-even live

Break-even rent $1,964

Max offer price $242,900

Occupancy floor 92%

Sensitivity live

Price	-10% $197	-5% $128	+0% $59	+5% $-9	+10% $-78
Rent	-10% $-102	-5% $-21	+0% $59	+5% $140	+10% $221
Rate	-1.0pp $182	-0.5pp $121	base $59	+0.5pp $-4	+1.0pp $-68

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: $60,725
• Closing costs: $7,287
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2304 Marina Rd SE Unit 1 Mandan, ND	2.0	2.0	1109	$2,300	$2.07	23d	1	0.77mi
2300 46th Ave SE Mandan, ND	1.0–3.0	1.0–2.0	1050	$1,395	$1.33	23d	1	0.89mi
926 N Mandan St Bismarck, ND	4.0	2.0	2032	$2,436	$1.20	23d	1	1.05mi
4430 21st St SE Mandan, ND	2.0	1.5	1173	$1,525	$1.30	23d	2	1.05mi
4540 McKenzie Dr SE Unit 4 Mandan, ND	2.0	2.0	1159	$1,500	$1.29	23d	1	1.11mi
2303 Shoal Loop SE Mandan, ND	1.0–3.0	1.0–2.0	1088	$1,790	$1.65	23d	10	1.15mi
4302 Shoal Loop SE Mandan, ND	2.0	1.0–2.0	1063	$1,355	$1.27	23d	2	1.21mi
2141 Xavier St Unit 312 Bismarck, ND	2.0	2.0	1065	$1,215	$1.14	23d	1	1.27mi
2113 Grimsrud Dr Bismarck, ND	1.0–3.0	1.0–2.0	948	$1,595	$1.68	23d	10	1.31mi
2508 Aquarius Ave Mandan, ND	3.0	2.0	1391	$2,795	$2.01	23d	1	1.40mi
2512 Aquarius Ave SE Mandan, ND	2.0	2.0	1289	$2,695	$2.09	23d	1	1.41mi
2516 Aquarius Ave SE Mandan, ND	2.0	2.0	1289	$2,695	$2.09	23d	1	1.41mi
2520 Aquarius Ave SE Mandan, ND	2.0	2.0	1289	$2,695	$2.09	23d	1	1.41mi
3923 Libra Bnd SE Mandan, ND	2.0	2.0	1289	$2,695	$2.09	23d	1	1.44mi
3815 Gemini Dr SE Mandan, ND	3.0	2.5	1631	$2,545	$1.56	23d	1	1.48mi
1304 N 4th St Bismarck, ND	4.0	2.0	1975	$1,800	$0.91	23d	1	1.49mi
3816 Libra Bnd SE Mandan, ND	4.0	2.0	1391	$2,445	$1.76	23d	1	1.49mi

Listing history 13 events

1. 2026-04-13
   status Pending
2. 2026-04-11
   listed $242,900 Active
3. 2014-08-05
   soldstatus $169,994
4. 2014-08-01
   soldstatus 477-char remark

   Show marketing remark (477 chars)

   Welcome home! 3 Bedroom, 2 Bath Ranch Style Home. Updated kitchen and bathrooms. New refrigerator in 2013. New kitchen sink. Gas range. Original Hardwood floors on main level. Basement has new carpet and cutout entertainment center. Master bedroom in basement with new master bath with large shower & large walk-in closet. Room for lots of storage in basement also. Single stall attached garage. Nice quiet backyard, fully fenced with no maintence deck! Truly a must see!

5. 2014-06-10
   listed $169,999 477-char remark

   Show marketing remark (477 chars)

   Welcome home! 3 Bedroom, 2 Bath Ranch Style Home. Updated kitchen and bathrooms. New refrigerator in 2013. New kitchen sink. Gas range. Original Hardwood floors on main level. Basement has new carpet and cutout entertainment center. Master bedroom in basement with new master bath with large shower & large walk-in closet. Room for lots of storage in basement also. Single stall attached garage. Nice quiet backyard, fully fenced with no maintence deck! Truly a must see!

6. 2007-03-30
   soldstatus $120,900
7. 2004-12-17
   soldstatus 284-char remark

   Show marketing remark (284 chars)

   hardwood flooring in living room, fenced yard, single attached garage, family room in lower level; no showings Mon-Sat before 3:30 pm - seller works nights, his # 391-0488; Alaskan Huskie (dog) in back yard or kennel area - new maintenance free deck on east side of home. Fenced Yard.

8. 2004-12-17
   soldstatus

   Show marketing remark (284 chars)

   hardwood flooring in living room, fenced yard, single attached garage, family room in lower level; no showings Mon-Sat before 3:30 pm - seller works nights, his # 391-0488; Alaskan Huskie (dog) in back yard or kennel area - new maintenance free deck on east side of home. Fenced Yard.

9. 2004-10-29
   listed $77,000 284-char remark

   Show marketing remark (284 chars)

   hardwood flooring in living room, fenced yard, single attached garage, family room in lower level; no showings Mon-Sat before 3:30 pm - seller works nights, his # 391-0488; Alaskan Huskie (dog) in back yard or kennel area - new maintenance free deck on east side of home. Fenced Yard.

10. 1999-06-30
    soldstatus
11. 1999-04-02
    listed $69,900
12. 1992-08-28
    soldstatus
13. 1992-06-09
    listed $49,900

ⓘ 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: $2,116 · $176/mo
• Projected year-2 tax: $2,380 · $198/mo
• Expected delta: +$264/yr (+$22/mo · 12.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,468
• − Mortgage interest: −$13,606
• − Property taxes: −$2,116
• − Insurance: −$1,214
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − Depreciation: −$7,066
• Taxable loss: −$3,450
• Est. tax savings @ 24.0%: +$828
• After-tax cash flow: $1,541/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: Bismarck 1
• NCES district ID: 3800014
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $60,649
• Composite: 36.76/100
• National rank: #4577
• State rank: #25 of 53 in ND

Livability — Bismarck

• Score: 79/100
• State rank: #5
• US rank: #2213

Category grades

Amenities D+ 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: Bismarck, ND
• County: Burleigh County · 97,300 people
• City population: 97,300
• Metro: Bismarck, ND
• Population (ZIP): 30,212
• Household income: $85,637
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 400.0

Population outlook (Burleigh County) Hauer SSP2

• Today (2025): 119,359 people
• By 2030: 133,047 · +11.5%
• By 2040: 161,545 · +35.3%
• By 2050: 191,960 · +60.8%
• By 2075: 274,569 · +130.0%
• By 2100: 350,910 · +194.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Native American 8% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Portuguese 13% Scotch-Irish 5% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Burleigh

• 2024 margin: Solid R (+43.2) · D 27.5% · R 70.7% · Other 1.8%
• 2008→2024 swing: -19.7pp toward R · 2008: -23.6pp · 2024: -43.2pp
• All cycles: 2024: R+43.2 2020: R+40.2 2016: R+46.1 2012: R+32.1 2008: R+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -158.70%
• Current HPI: 210.0651
• Rent YoY: ▲ 2.81%
• Metro: Bismarck, 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

+386.8% since first listed

13 events — show timeline

• 2026-04-13 Pending — GNMLS
• 2026-04-11 Listed $242,900 GNMLS
• 2014-08-05 Sold (Public Records) $169,994 Public Records
• 2014-08-01 Sold (MLS) — GNMLS
• 2014-06-10 Listed $169,999 GNMLS
• 2007-03-30 Sold (Public Records) $120,900 Public Records
• 2004-12-17 Sold (Public Records) — Public Records
• 2004-12-17 Sold (MLS) — GNMLS
• 2004-10-29 Listed $77,000 GNMLS
• 1999-06-30 Sold (MLS) — GNMLS
• 1999-04-02 Listed $69,900 GNMLS
• 1992-08-28 Sold (MLS) — GNMLS
• 1992-06-09 Listed $49,900 GNMLS

Property tax history

+4.3%/yr

Latest (2025): $2,116 · -11.3% YoY. Source: county tax records.