1704 10th Ave N · Grand Forks, ND 58203

$225,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 8 Days on market

Built 1956 6,860 sqft lot Est $221k · at est.

---

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 +13.3/30.0
• ARV discount +6.6/15.0
• DSCR +4.0/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ranch style - nice yard w/ xlg single garage - newer siding & shingles & doors on garage. Lg yard shed w/ power + vinyl sided & new shingles w/ concrete block floor. Home has nice cabinets, newer woodwork & doors. New furnace 2016. Newer basement windows. Landscaped. C/A. Have new carpet for living room & hall (not installed).

Key facts

• Powered storage shed
• 6,860 sq ft lot
• Garage

Tags

• ABUNDANT KITCHEN CABINETRY
• POWERED STORAGE SHED
• NICELY MAINTAINED YARD

Property features AI

Exterior

• Parking: Detached or attached garage with 1 car space
• Utilities: Public water; Natural gas available
• Home design: Single-family residence; One level
• Construction: Block foundation
• Exterior features: Lot approximately 6,860 sq ft (49 x 140)

Interior

• Bedrooms: 6 total rooms (bedroom count not specified)
• Heating & cooling: Forced air heating (natural gas); Central cooling
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $2 ($19/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 $173k (23.0% below list).
• Recommended offer: $173k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.2% in Grand Forks — 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 78/100 on livability (#8 in ND, #2,645 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime D+.
• Grand Forks 1 (urban): math 37% / reading 49% proficiency, ranked #27 of 53 in ND (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nathan Twining Elementary School (math 62% / reading 57%, grade B-, #19 of 236 statewide, top 13%, 227 students, 17% FRL); Valley Middle School (math 22% / reading 40%, grade F, #31 of 35 statewide, top 88%, 513 students, 56% FRL); Central High School (math 29% / reading 56%, grade F, #48 of 144 statewide, top 33%, 1,093 students, 32% FRL).
• Market conditions: Rents rising fast (+6.0%/yr); 56 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 133 units permitted in Grand Forks County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Grand Forks County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $173,177 (23.0% below list)

Questions for the listing agent

1. Built in 1956 — 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. 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. 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: 0.77% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $220,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1905 11th Ave N	0.16mi	3/1.0	952 (+4%)	3mo	$209,000	$220	82
716 6th Ave N	0.46mi	2/1.0 (-1)	902 (-1%)	1mo	$189,999	$211	71
2206 6th Ave N	0.42mi	3/1.5	952 (+4%)	1mo	$230,000	$242	70
1201 University Ave	0.60mi	3/2.0	899 (-1%)	7mo	$225,000	$250	60
2406 9th Ave N	0.50mi	3/2.0	864 (-5%)	8mo	$239,900	$278	57
1703 N 6th St	0.47mi	3/2.0	825 (-10%)	1mo	$240,000	$291	57
2101 10th Ave N	0.28mi	3/2.5	1,012 (+11%)	6mo	$267,500	$264	57
2302 9th Ave N	0.43mi	4/2.0 (+1)	980 (+8%)	6mo	$233,900	$239	54
715 N 4th St	0.45mi	3/1.0	1,028 (+13%)	5mo	$194,900	$190	54
810 N 5th Street St	0.36mi	2/1.0 (-1)	1,035 (+14%)	6mo	$134,900	$130	51
1007 2nd Ave N	0.73mi	2/1.0 (-1)	851 (-7%)	6mo	$100,000	$118	44
1822 4th St N	0.68mi	4/2.0 (+1)	988 (+8%)	4mo	$304,900	$309	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.95% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.51×
• Total profit: $-31,157
• Equity at exit: $33,548

10-year hold

• IRR: -0.9%
• Equity multiple: 0.93×
• Total profit: $-4,295
• Equity at exit: $19,454

Cash invested: $63,000 (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 58203

• Rents YoY: 6.0%
• Active inventory: 56
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,732 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$93 /mo · $1,114/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $2

Break-even live

Break-even rent $1,730

Max offer price $225,000

Occupancy floor 95%

Sensitivity live

Price	-10% $129	-5% $65	+0% $2	+5% $-62	+10% $-126
Rent	-10% $-135	-5% $-67	+0% $2	+5% $70	+10% $138
Rate	-1.0pp $115	-0.5pp $59	base $2	+0.5pp $-57	+1.0pp $-116

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 N 4th St Grand Forks, ND	3.0	1.0–2.0	974	$2,345	$2.41	45d	1	0.80mi
3544 11th Ave N Grand Forks, ND	2.0	1.0	640	$925	$1.44	45d	8	1.38mi

Listing history 7 events

1. 2026-06-17
   status $225,000 Pending 8 DOM
2. 2026-06-16
   days on market $225,000 Active Under Contract 8 DOM
3. 2026-06-15
   days on market $225,000 Active Under Contract 7 DOM
4. 2026-06-14
   days on market $225,000 Active Under Contract 5 DOM
5. 2026-06-13
   statusdays on market $225,000 Active Under Contract 4 DOM
6. 2026-06-10
   days on market $225,000 Active 2 DOM
7. 2026-06-09
   listed $225,000 Active 1 DOM

ⓘ 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: $1,114 · $93/mo
• Projected year-2 tax: $2,205 · $184/mo
• Expected delta: +$1,091/yr (+$91/mo · 97.9%)

ⓘ 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 · 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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,781
• − Mortgage interest: −$12,603
• − Property taxes: −$1,114
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − Depreciation: −$6,545
• Taxable loss: −$3,932
• Est. tax savings @ 24.0%: +$944
• After-tax cash flow: $963/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: Grand Forks 1
• NCES district ID: 3808130
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $44,234
• Composite: 36.39/100
• National rank: #4681
• State rank: #27 of 53 in ND

Livability — Grand Forks

• Score: 78/100
• State rank: #8
• US rank: #2645

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Forks, ND
• County: Grand Forks County · 58,851 people
• City population: 58,851
• Metro: Grand Forks, ND-MN
• Population (ZIP): 16,478
• Household income: $60,474
• Rent vs Own: 55.2% rent · 44.8% own
• Severe rent burden: 1031.0

Population outlook (Grand Forks County) Hauer SSP2

• Today (2025): 80,606 people
• By 2030: 86,489 · +7.3%
• By 2040: 99,506 · +23.4%
• By 2050: 115,269 · +43.0%
• By 2075: 171,303 · +112.5%
• By 2100: 238,330 · +195.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 6% Asian 6% Two or more races 6% Native American 3% Black 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 23% Romanian 4% Lithuanian 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 3% Other Indo-European 2% Chinese 2%

Political lean MEDSL · Grand Forks

• 2024 margin: R (+18.2) · D 40.1% · R 58.3% · Other 1.6%
• 2008→2024 swing: -23.3pp toward R · 2008: 5.1pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+13.3 2016: R+18.5 2012: R+3.5 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -146.25%
• Current HPI: 183.3667
• Rent YoY: ▲ 5.95%
• Metro: Grand Forks, 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

+50.1% since first listed

5 events — show timeline

• 2026-06-08 Listed $225,000 GFAAR
• 2018-05-25 Sold (Public Records) — Public Records
• 2018-05-24 Sold (MLS) — GFAAR
• 2018-04-02 Listed $149,900 GFAAR
• 1999-08-17 Sold (Public Records) — Public Records

Property tax history

-3.2%/yr

Latest (2025): $1,114 · -47.0% YoY. Source: county tax records.