115 1st Ave NW · Streeter, ND 58483

$69,900

2 bd · 2.0 ba · 1,792 sqft · Other · 25 Days on market

Built 1946 2,249 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 2,249 sq ft lot
• Garage
• Built 1946

Property features AI

Exterior

• Parking: Garage facing front with 1 garage space; Concrete driveway/parking surface
• Utilities: Public water; Public sewer; Electricity connected; Water service connected
• Home design: Single-family residence; One level
• Construction: Metal siding; Metal roof; Concrete perimeter foundation; Built with traditional construction materials
• Exterior features: Fenced backyard; Corner, rectangular lot; Paved public road frontage on a city street; Other detached structure(s) on the property

Interior

• Kitchen: Range; Refrigerator; Dishwasher not listed
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; No cooling system
• Interior features: Dryer, Range, Refrigerator, Washer; Vinyl and carpet flooring; Full concrete basement
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#207 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: crime D+, amenities F, commute F.
• Gackle-Streeter 56 (rural): math 20% / reading 50% proficiency, ranked #133 of 169 in ND (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gackle-Streeter Elementary School (math 24% / reading 34%, grade F, #185 of 236 statewide, top 84%, 88 students, 41% FRL); Gackle-Streeter High School (math 24% / reading 75%, 21 students, 43% FRL).
• Market conditions: 5 active listings in the ZIP; 19 units permitted in Stutsman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($483 loan paydown + $2k appreciation (3.0% local appreciation)).
• Stutsman County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $7k; list at $70k implies a 899% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1946 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.49% ✓
• Cap rate: 13.24%
• Cash-on-cash: 24.80%
• DSCR: 2.10
• GRM: 5.6

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: 30.9%
• Equity multiple: 2.75×
• Total profit: $34,160
• Equity at exit: $31,430

10-year hold

• IRR: 31.2%
• Equity multiple: 5.37×
• Total profit: $85,476
• Equity at exit: $48,437

Cash invested: $19,572 (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 58483

• Active inventory: 5
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,041 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$22 /mo · $263/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $405

Break-even live

Break-even rent $529

Max offer price $69,900

Occupancy floor 56%

Sensitivity live

Price	-10% $444	-5% $424	+0% $405	+5% $385	+10% $365
Rent	-10% $322	-5% $363	+0% $405	+5% $446	+10% $487
Rate	-1.0pp $440	-0.5pp $422	base $405	+0.5pp $386	+1.0pp $368

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-01
   days on market $69,900 Active 25 DOM
2. 2026-05-31
   days on market $69,900 Active 24 DOM
3. 2026-05-31
   days on market $69,900 Active 23 DOM
4. 2026-05-23
   price $69,900
5. 2026-05-07
   listed $75,000 Active
6. 2019-09-30
   soldstatus $7,000

ⓘ 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: $263 · $22/mo
• Projected year-2 tax: $685 · $57/mo
• Expected delta: +$423/yr (+$35/mo · 161.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥95°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,487
• − Mortgage interest: −$3,915
• − Property taxes: −$263
• − Insurance: −$350
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$2,033
• Taxable income: $3,928
• Est. tax owed @ 24.0%: −$943
• After-tax cash flow: $3,911/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: Gackle-Streeter 56
• NCES district ID: 3800043
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $45,655
• Composite: 32.51/100
• National rank: #10834
• State rank: #133 of 169 in ND

Livability — Streeter

• Score: 64/100
• State rank: #207
• US rank: #14350

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Streeter, ND
• Population (ZIP): 338

Population outlook (Stutsman County) Hauer SSP2

• Today (2025): 21,104 people
• By 2030: 21,292 · +0.9%
• By 2040: 21,485 · +1.8%
• By 2050: 21,960 · +4.1%
• By 2075: 25,753 · +22.0%
• By 2100: 29,779 · +41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Scotch-Irish 23% Portuguese 4% Norwegian 3%
• Foreign-born: 7% · Canada
• Languages at home: 83% English-only · German/W. Germanic 11% Spanish 6%

Political lean MEDSL · Stutsman

• 2024 margin: Solid R (+44.6) · D 26.7% · R 71.3% · Other 1.9%
• 2008→2024 swing: -29.9pp toward R · 2008: -14.7pp · 2024: -44.6pp
• All cycles: 2024: R+44.6 2020: R+43.4 2016: R+42.5 2012: R+22.1 2008: R+14.7

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

+898.6% since first listed

3 events — show timeline

• 2026-05-23 Price Changed $69,900 GNMLS
• 2026-05-07 Listed $75,000 GNMLS
• 2019-09-30 Sold (Public Records) $7,000 Public Records

Property tax history

+16.2%/yr

Latest (2021): $263 · +4.7% YoY. Source: county tax records.