105 16th Ave N · Fargo, ND 58102

$234,900

3 bd · 2.0 ba · 988 sqft · SingleFamily public records · 15 Days on market

Built 1950 8,635 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Cash flow +3.2/30.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Key facts

• Gazebo
• North fargo location
• Storage shed

Tags

• NORTH FARGO LOCATION
• FENCED BACKYARD
• MATURE TREES
• GAZEBO
• STORAGE SHED

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: City water (connected); City sewer (connected); Natural gas
• Home design: Residential property; One-level home
• Construction: Block foundation
• Exterior features: Lot approximately 8,635 sq ft (60 x 130 x 69 x 135)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished basement; Range; Refrigerator; Central air; Forced air heating
• Laundry & utility: Utility room; Finished basement provides additional utility/bonus space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-743 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (55.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (53.5% below list).
• Recommended offer: $104k (55.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 85/100 on livability (#1 in ND, #605 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Fargo 1 (urban): math 41% / reading 44% proficiency, ranked #28 of 53 in ND (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Washington Elementary School (math 47% / reading 42%, grade F, #102 of 236 statewide, top 49%, 331 students, 27% FRL); Ben Franklin Middle School (math 52% / reading 47%, grade C, #6 of 35 statewide, top 18%, 883 students, 32% FRL); North High School (math 45% / reading 63%, grade C-, #13 of 144 statewide, top 8%, 1,083 students, 26% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: Rents rising fast (+4.7%/yr); 205 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,218 units permitted in Cass County in 2024 (410 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.
• Cass County population projected at +69% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,713 (55.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F 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. 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?
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: 0.46% ✗
• Cap rate: 2.50%
• Cash-on-cash: -13.55%
• DSCR: 0.40
• GRM: 17.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.71% rent growth · sell at horizon

5-year hold

• IRR: -40.1%
• Equity multiple: -0.27×
• Total profit: $-83,447
• Equity at exit: $35,024

10-year hold

• IRR: -52.6%
• Equity multiple: -0.91×
• Total profit: $-125,432
• Equity at exit: $20,310

Cash invested: $65,772 (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 58102

• Rents YoY: 4.7%
• Active inventory: 205
• Price-to-rent: 17.9×

Monthly cashflow live

• Estimated rent: $1,091 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$275 /mo · $3,301/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $-743

Break-even live

Break-even rent $2,031

Max offer price $103,713

Occupancy floor —

Sensitivity live

Price	-10% $-610	-5% $-676	+0% $-743	+5% $-809	+10% $-876
Rent	-10% $-829	-5% $-786	+0% $-743	+5% $-700	+10% $-656
Rate	-1.0pp $-624	-0.5pp $-683	base $-743	+0.5pp $-803	+1.0pp $-865

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
705 13th Ave N Fargo, ND	2.0	2.0	1083	$1,800	$1.66	15d	1	0.56mi
1209 Broadway N Unit 3 Fargo, ND	2.0	1.0	1000	$895	$0.90	15d	1	0.63mi
1601 N University Dr Fargo, ND	2.0–4.0	2.0–4.0	1075	$792	$0.74	23d	1	0.78mi
1226 10th St N Unit 2 Fargo, ND	2.0	1.0	900	$850	$0.94	15d	1	0.79mi
823 10th Ave N Fargo, ND	2.0	1.0	562	$1,100	$1.96	15d	1	0.98mi
2814 7th St N Fargo, ND	1.0–2.0	1.0	733	$705	$0.96	15d	2	1.03mi
514 29th Ave N Fargo, ND	2.0	1.0	871	$790	$0.91	15d	2	1.04mi
727 1/2 3rd St N Fargo, ND	2.0	1.0	800	$1,050	$1.31	23d	1	1.05mi
909 12th St N Unit 2 Fargo, ND	2.0	1.0	762	$1,000	$1.31	23d	1	1.16mi
512 30th Ave N Unit 514-24 Fargo, ND	2.0	1.0	775	$800	$1.03	23d	1	1.17mi
515 30th Ave N Unit 1 Fargo, ND	2.0	1.0	920	$795	$0.86	23d	1	1.19mi
320 30th Ave N Fargo, ND	2.0	1.0	875	$775	$0.89	15d	3	1.20mi
401 30th Ave N Fargo, ND	2.0	1.0	900	$832	$0.93	15d	1	1.21mi
520 31st Ave N Fargo, ND	1.0–2.0	1.0	851	$780	$0.92	15d	7	1.22mi
302 30th Ave N Fargo, ND	2.0	1.0	875	$815	$0.93	15d	2	1.22mi
402 31st Ave N Fargo, ND	2.0	1.0	915	$850	$0.93	15d	1	1.25mi
419 3rd St N Fargo, ND	1.0–3.0	1.0–2.0	1023	$2,600	$2.54	15d	21	1.25mi
3012 9 1/2 St N Fargo, ND	2.0	1.0	850	$740	$0.87	23d	1	1.29mi
405 Broadway N Fargo, ND	3.0	1.0–2.0	973	$2,250	$2.31	15d	24	1.32mi
408 Broadway N Unit 6 Fargo, ND	2.0	1.0	850	$895	$1.05	23d	1	1.33mi
1515 11th Ave N Fargo, ND	4.0	1.0–4.0	862	$2,136	$2.48	15d	18	1.34mi
408 Roberts St N Fargo, ND	2.0	2.0	1000	$1,445	$1.45	23d	1	1.35mi
1510 11th Ave N Unit 2 Fargo, ND	2.0	1.0	900	$775	$0.86	15d	1	1.37mi
3114 3rd St N Unit 206 Fargo, ND	2.0	2.0	925	$895	$0.97	15d	1	1.39mi
1142 17th St N Fargo, ND	2.0	2.0	1009	$1,320	$1.31	23d	1	1.42mi
1321 5th Ave N Fargo, ND	2.0	1.0	880	$998	$1.13	15d	3	1.44mi
1010 16th St N Unit 1010-15 Fargo, ND	2.0	1.0	711	$775	$1.09	23d	1	1.46mi
303 11th St N Fargo, ND	2.0	1.0–2.0	813	$1,600	$1.97	15d	14	1.47mi
904 16th St N Unit 12 Fargo, ND	2.0	1.0	700	$760	$1.09	15d	1	1.48mi
312 11th St N Fargo, ND	2.0	1.0–2.0	874	$1,575	$1.80	15d	17	1.50mi

Listing history 10 events

1. 2026-06-13
   status $234,900 Pending 15 DOM
2. 2026-06-10
   days on market $234,900 Contingent - Inspection 15 DOM
3. 2026-06-09
   days on market $234,900 Contingent - Inspection 14 DOM
4. 2026-06-08
   days on market $234,900 Contingent - Inspection 13 DOM
5. 2026-06-07
   days on market $234,900 Contingent - Inspection 12 DOM
6. 2026-06-02
   statusdays on market $234,900 Contingent - Inspection 7 DOM
7. 2026-06-01
   days on market $234,900 Active 6 DOM
8. 2026-05-31
   days on market $234,900 Active 5 DOM
9. 2026-05-30
   days on market $234,900 Active 4 DOM
10. 2026-05-26
    listed $234,900 Active

ⓘ 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: $3,301 · $275/mo
• Projected year-2 tax: $3,301 · $275/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,096
• − Mortgage interest: −$13,158
• − Property taxes: −$3,301
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$6,833
• Taxable loss: −$13,466
• Est. tax savings @ 24.0%: +$3,232
• After-tax cash flow: $-5,680/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: Fargo 1
• NCES district ID: 3806780
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $46,524
• Composite: 36.23/100
• National rank: #4721
• State rank: #28 of 53 in ND

Livability — Fargo

• Score: 85/100
• State rank: #1
• US rank: #605

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fargo, ND
• County: Cass County · 177,143 people
• City population: 130,876
• Metro: Fargo, ND-MN
• Population (ZIP): 32,912
• Household income: $59,533
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 1919.0

Population outlook (Cass County) Hauer SSP2

• Today (2025): 223,771 people
• By 2030: 251,835 · +12.5%
• By 2040: 311,816 · +39.3%
• By 2050: 378,694 · +69.2%
• By 2075: 571,386 · +155.3%
• By 2100: 769,727 · +244.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 5% Two or more races 5% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Portuguese 27% Romanian 3% Scottish 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2%

Political lean MEDSL · Cass

• 2024 margin: Lean R (+8.4) · D 44.9% · R 53.3% · Other 1.9%
• 2008→2024 swing: -15.5pp toward R · 2008: 7.1pp · 2024: -8.4pp
• All cycles: 2024: R+8.4 2020: R+2.7 2016: R+10.7 2012: R+3.0 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -171.16%
• Current HPI: 155.885
• Rent YoY: ▲ 4.71%
• Metro: Fargo, ND-MN
• 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

1 event — show timeline

• 2026-05-26 Listed $234,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.8%/yr

Latest (2025): $3,301 · +0.9% YoY. Source: county tax records.