402 1st St NW · Crosby, ND 58730

$34,000

4 bd · 3.0 ba · 1,236 sqft · Other public records · 48 Days on market

Built 1917 0.26 ac lot ↓ 14% since listing

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out this charming home with plenty to offer! Upon entering, you're welcomed by a spacious living room, seamlessly flowing into the dining area—perfect for gatherings. Off the dining room, you'll find a main-floor bedroom featuring a walk-in closet for added convenience. The kitchen, just beyond the dining space, boasts ample storage, including a handy pantry. Upstairs, you'll discover three generously sized bedrooms and a full bath. Going outside to enjoy the expansive yard, ideal for outdoor activities, along with a one-stall garage for your storage needs. Don't miss out on this fantastic opportunity—contact a realtor today!

Key facts

• Corner double lot
• Quiet street
• Close to parks

Tags

• CORNER DOUBLE LOT
• QUIET STREET
• CLOSE TO SCHOOLS
• CLOSE TO PARKS
• NEWER METAL ROOF

Property features AI

Exterior

• Parking: Garage with 1 parking space; Alley access
• Utilities: Public water; Public sewer; Propane available; Water connected; Sewer connected; Electricity connected; Cable available; Phone available; Natural gas not available
• Home design: Single-family residence; One and one-half stories
• Construction: Vinyl siding; Metal roof
• Exterior features: Porch; Landscaped yard; Irregular, rectangular lot; Paved city street frontage; Publicly maintained road

Interior

• Flooring: Carpet; Hardwood; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (propane); Ceiling fan(s) for cooling
• Interior features: Ceiling fans; Basement with interior entry, unfinished storage space, concrete floor, sump pump, and bath stubbed

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $34k.

Deal economics

• At list price, monthly cash flow is $968 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $34k).
• Recommended offer: $33k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#63 in ND) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, schools D-, amenities F.
• Divide County 1 (rural): math 30% / reading 43% proficiency, ranked #121 of 169 in ND (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($235 loan paydown + $1k appreciation (3.0% local appreciation)).
• Divide County population projected at +85% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $16k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $32,980 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 4.52% ✓
• Cap rate: 40.46%
• Cash-on-cash: 122.03%
• DSCR: 6.43
• GRM: 1.8

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: —
• Equity multiple: 7.91×
• Total profit: $65,784
• Equity at exit: $15,288

10-year hold

• IRR: —
• Equity multiple: 16.53×
• Total profit: $147,820
• Equity at exit: $23,560

Cash invested: $9,520 (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 58730

• Active inventory: 17
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,537 medium
• Mortgage (P&I): −$178
• Tax from tax record: −$54 /mo · $643/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $968

Break-even live

Break-even rent $311

Max offer price $34,000

Occupancy floor 32%

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: $8,500
• Closing costs: $1,020
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-05
   statusdays on market $34,000 Pending 48 DOM
2. 2026-06-04
   days on market $34,000 Active 47 DOM
3. 2026-06-02
   days on market $34,000 Active 46 DOM
4. 2026-06-01
   days on market $34,000 Active 45 DOM
5. 2026-05-31
   days on market $34,000 Active 44 DOM
6. 2026-05-04
   price $43,000
7. 2026-04-16
   listed $50,000 Active
8. 2025-10-17
   soldstatus Closed 651-char remark

   Show marketing remark (651 chars)

   Check out this charming home with plenty to offer! Upon entering, you're welcomed by a spacious living room, seamlessly flowing into the dining area—perfect for gatherings. Off the dining room, you'll find a main-floor bedroom featuring a walk-in closet for added convenience. The kitchen, just beyond the dining space, boasts ample storage, including a handy pantry. Upstairs, you'll discover three generously sized bedrooms and a full bath. Going outside to enjoy the expansive yard, ideal for outdoor activities, along with a one-stall garage for your storage needs. Don't miss out on this fantastic opportunity—contact a realtor today!

9. 2025-09-18
   status Pending 651-char remark

   Show marketing remark (651 chars)

   Check out this charming home with plenty to offer! Upon entering, you're welcomed by a spacious living room, seamlessly flowing into the dining area—perfect for gatherings. Off the dining room, you'll find a main-floor bedroom featuring a walk-in closet for added convenience. The kitchen, just beyond the dining space, boasts ample storage, including a handy pantry. Upstairs, you'll discover three generously sized bedrooms and a full bath. Going outside to enjoy the expansive yard, ideal for outdoor activities, along with a one-stall garage for your storage needs. Don't miss out on this fantastic opportunity—contact a realtor today!

10. 2025-09-05
    price $24,900 651-char remark

    Show marketing remark (651 chars)

    Check out this charming home with plenty to offer! Upon entering, you're welcomed by a spacious living room, seamlessly flowing into the dining area—perfect for gatherings. Off the dining room, you'll find a main-floor bedroom featuring a walk-in closet for added convenience. The kitchen, just beyond the dining space, boasts ample storage, including a handy pantry. Upstairs, you'll discover three generously sized bedrooms and a full bath. Going outside to enjoy the expansive yard, ideal for outdoor activities, along with a one-stall garage for your storage needs. Don't miss out on this fantastic opportunity—contact a realtor today!

11. 2025-09-05
    listed $29,900 Active 651-char remark

    Show marketing remark (651 chars)

    Check out this charming home with plenty to offer! Upon entering, you're welcomed by a spacious living room, seamlessly flowing into the dining area—perfect for gatherings. Off the dining room, you'll find a main-floor bedroom featuring a walk-in closet for added convenience. The kitchen, just beyond the dining space, boasts ample storage, including a handy pantry. Upstairs, you'll discover three generously sized bedrooms and a full bath. Going outside to enjoy the expansive yard, ideal for outdoor activities, along with a one-stall garage for your storage needs. Don't miss out on this fantastic opportunity—contact a realtor today!

12. 2025-06-06
    price $29,900
13. 2025-05-14
    price $34,900
14. 2025-05-02
    price $39,900
15. 2025-04-16
    price $44,900
16. 2025-04-02
    price $49,900
17. 2024-04-26
    listed $1 Active
18. 2012-02-07
    soldstatus
19. 2012-02-07
    soldstatus

ⓘ 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: $643 · $54/mo
• Projected year-2 tax: $643 · $54/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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥94°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,442
• − Mortgage interest: −$1,905
• − Property taxes: −$643
• − Insurance: −$170
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$989
• Taxable income: $11,785
• Est. tax owed @ 24.0%: −$2,828
• After-tax cash flow: $8,789/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: Divide County 1
• NCES district ID: 3805160
• Math proficiency: 30% ▼ -4.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $52,720
• Composite: 34.4/100
• National rank: #10182
• State rank: #121 of 169 in ND

Livability — Crosby

• Score: 71/100
• State rank: #63
• US rank: #7199

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crosby, ND
• Population (ZIP): 1,369

Population outlook (Divide County) Hauer SSP2

• Today (2025): 3,235 people
• By 2030: 3,697 · +14.3%
• By 2040: 4,763 · +47.2%
• By 2050: 5,975 · +84.7%
• By 2075: 9,534 · +194.7%
• By 2100: 12,784 · +295.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 9% Two or more races 7% Black 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 36% Slovak 6% Scotch-Irish 2%
• Foreign-born: 0%

Political lean MEDSL · Divide

• 2024 margin: Solid R (+55.4) · D 21.2% · R 76.5% · Other 2.3%
• 2008→2024 swing: -40.7pp toward R · 2008: -14.7pp · 2024: -55.4pp
• All cycles: 2024: R+55.4 2020: R+53.2 2016: R+52.0 2012: R+30.3 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

-13.8% since first listed

14 events — show timeline

• 2026-05-04 Price Changed $43,000 GNMLS
• 2026-04-16 Listed $50,000 GNMLS
• 2025-10-17 Sold (MLS) — GNMLS
• 2025-09-18 Pending — GNMLS
• 2025-09-05 Price Changed $24,900 GNMLS
• 2025-09-05 Listed $29,900 GNMLS
• 2025-06-06 Price Changed $29,900 GNMLS
• 2025-05-14 Price Changed $34,900 GNMLS
• 2025-05-02 Price Changed $39,900 GNMLS
• 2025-04-16 Price Changed $44,900 GNMLS
• 2025-04-02 Price Changed $49,900 GNMLS
• 2024-04-26 Listed $1 GNMLS
• 2012-02-07 Sold (Public Records) — Public Records
• 2012-02-07 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $643 · -52.9% YoY. Source: county tax records.