325 Libbie St · Newburg, ND 58762

$159,900

4 bd · 2.0 ba · 3,520 sqft · Other · 136 Days on market

Built 1975 6,970 sqft lot ↓ 16% since listing

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Why this score? — see what drove the C- 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 +16.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Schools +4.5/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

SMALL TOWN LIVING MEETS BEAUTIFUL RANCH-STYLE HOME! Check out this great 5 bed/2 bath home located just 50 miles northeast of MAFB in the welcoming community of Newburg, ND. With just over 3500 sq. ft of living space, a 3-car heated, attached garage, a detached 16x26 garage and RV Pad, this home checks ALL the boxes. The large kitchen, with access to the garage, has tons of cabinetry, gorgeous backsplash, a center island and storage closet. Just off the kitchen is a dream laundry room with a large closet, cabinets, and sink. An open dining area features a large, bowed window, a built-in cabinet and nice-size closet perfect for extra shortage. The living room has a beautiful, bowed window and the front entryway. Rounding out the main floor is the master bedroom, two spare bedrooms, a full bath, and hallway with a large storage closet and linen closet. Vinyl plank flooring throughout gives the home a seamless look. The finished basement is HUGE with a family room, a bedroom with 2 non-egress windows, and a bedroom/office (no window), a 3/4 bath with tiled shower, extra-large utility room/shop with electric, pellet fireplace, and an oversized storage closet. There is no flooring in the basement. The Newburg Community includes a K-12 school (right across the street!), Cenex, bowling alley, bar, church, and Community Center. This house is a GEM!

Key facts

• 3-car heated garage
• Built-in cabinet
• Rv pad

Tags

• 3-CAR HEATED GARAGE
• DETACHED GARAGE
• RV PAD
• INCREDIBLE LAUNDRY ROOM
• PANTRY CLOSET
• BUILT-IN CABINET

Property features AI

Exterior

• Parking: Attached garage with space for 4 cars; Concrete driveway/parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story; Residential property
• Construction: Below-grade finished area; Home warranty included; Zoning: R1
• Exterior features: Patio

Interior

• Kitchen: Dishwasher; Garbage disposal; Range/oven; Refrigerator
• Heating & cooling: Electric heating
• Interior features: Water softener; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $142k (10.9% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#37 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Newburg-United 54 (rural): math 40% / reading 60% proficiency, ranked #49 of 169 in ND (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 1 active listings in the ZIP; 10 units permitted in Bottineau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Bottineau County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Recommended offer $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.89% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.30%
• DSCR: 1.10
• GRM: 9.4

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: 9.6%
• Equity multiple: 1.55×
• Total profit: $24,712
• Equity at exit: $71,898

10-year hold

• IRR: 12.0%
• Equity multiple: 2.79×
• Total profit: $80,308
• Equity at exit: $110,803

Cash invested: $44,772 (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 58762

• Active inventory: 1
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$134 /mo · $1,608/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $86

Break-even live

Break-even rent $1,315

Max offer price $159,900

Occupancy floor 89%

Sensitivity live

Price	-10% $176	-5% $131	+0% $86	+5% $41	+10% $-5
Rent	-10% $-27	-5% $30	+0% $86	+5% $142	+10% $198
Rate	-1.0pp $166	-0.5pp $127	base $86	+0.5pp $44	+1.0pp $2

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-18
   status Pending
2. 2026-04-29
   historical Active Under Contract
3. 2026-03-30
   status Active
4. 2026-03-10
   historical Active Under Contract
5. 2026-01-02
   listed $159,900 Active
6. 2025-10-24
   price $159,900
7. 2025-07-15
   price $165,000
8. 2025-03-31
   price $180,000
9. 2025-03-12
   price $189,900
10. 2025-02-18
    price $199,900
11. 2025-01-22
    listed $210,000 Active
12. 2022-05-15
    soldstatus 1362-char remark

    Show marketing remark (1362 chars)

    SMALL TOWN LIVING MEETS BEAUTIFUL RANCH-STYLE HOME! Check out this great 5 bed/2 bath home located just 50 miles northeast of MAFB in the welcoming community of Newburg, ND. With just over 3500 sq. ft of living space, a 3-car heated, attached garage, a detached 16x26 garage and RV Pad, this home checks ALL the boxes. The large kitchen, with access to the garage, has tons of cabinetry, gorgeous backsplash, a center island and storage closet. Just off the kitchen is a dream laundry room with a large closet, cabinets, and sink. An open dining area features a large, bowed window, a built-in cabinet and nice-size closet perfect for extra shortage. The living room has a beautiful, bowed window and the front entryway. Rounding out the main floor is the master bedroom, two spare bedrooms, a full bath, and hallway with a large storage closet and linen closet. Vinyl plank flooring throughout gives the home a seamless look. The finished basement is HUGE with a family room, a bedroom with 2 non-egress windows, and a bedroom/office (no window), a 3/4 bath with tiled shower, extra-large utility room/shop with electric, pellet fireplace, and an oversized storage closet. There is no flooring in the basement. The Newburg Community includes a K-12 school (right across the street!), Cenex, bowling alley, bar, church, and Community Center. This house is a GEM!

13. 2022-04-25
    soldstatus $155,000
14. 2022-01-14
    listed $189,900 1362-char remark

    Show marketing remark (1362 chars)

    SMALL TOWN LIVING MEETS BEAUTIFUL RANCH-STYLE HOME! Check out this great 5 bed/2 bath home located just 50 miles northeast of MAFB in the welcoming community of Newburg, ND. With just over 3500 sq. ft of living space, a 3-car heated, attached garage, a detached 16x26 garage and RV Pad, this home checks ALL the boxes. The large kitchen, with access to the garage, has tons of cabinetry, gorgeous backsplash, a center island and storage closet. Just off the kitchen is a dream laundry room with a large closet, cabinets, and sink. An open dining area features a large, bowed window, a built-in cabinet and nice-size closet perfect for extra shortage. The living room has a beautiful, bowed window and the front entryway. Rounding out the main floor is the master bedroom, two spare bedrooms, a full bath, and hallway with a large storage closet and linen closet. Vinyl plank flooring throughout gives the home a seamless look. The finished basement is HUGE with a family room, a bedroom with 2 non-egress windows, and a bedroom/office (no window), a 3/4 bath with tiled shower, extra-large utility room/shop with electric, pellet fireplace, and an oversized storage closet. There is no flooring in the basement. The Newburg Community includes a K-12 school (right across the street!), Cenex, bowling alley, bar, church, and Community Center. This house is a GEM!

15. 2012-10-01
    soldstatus
16. 2011-03-18
    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: $1,608 · $134/mo
• Projected year-2 tax: $1,608 · $134/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥95°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: $17,090
• − Mortgage interest: −$8,957
• − Property taxes: −$1,608
• − Insurance: −$800
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$4,652
• Taxable loss: −$1,661
• Est. tax savings @ 24.0%: +$399
• After-tax cash flow: $1,429/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: Newburg-United 54
• NCES district ID: 3800825
• Math proficiency: 40% ▲ 10.00%
• Reading proficiency: 60% ▲ 10.00%
• Median HH income: $54,405
• Composite: 45.18/100
• National rank: #5787
• State rank: #49 of 169 in ND

Livability — Newburg

• Score: 73/100
• State rank: #37
• US rank: #5518

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newburg, ND
• Population (ZIP): 231

Population outlook (Bottineau County) Hauer SSP2

• Today (2025): 7,367 people
• By 2030: 7,789 · +5.7%
• By 2040: 8,818 · +19.7%
• By 2050: 10,174 · +38.1%
• By 2075: 15,137 · +105.5%
• By 2100: 19,942 · +170.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 40% Lithuanian 7% Scotch-Irish 6%
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Bottineau

• 2024 margin: Solid R (+55.3) · D 21.5% · R 76.8% · Other 1.7%
• 2008→2024 swing: -36.2pp toward R · 2008: -19.1pp · 2024: -55.3pp
• All cycles: 2024: R+55.3 2020: R+50.5 2016: R+50.9 2012: R+31.1 2008: R+19.1

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

-15.8% since first listed

16 events — show timeline

• 2026-05-18 Pending — MMLS
• 2026-04-29 Contingent — MMLS
• 2026-03-30 Relisted — MMLS
• 2026-03-10 Contingent — MMLS
• 2026-01-02 Listed $159,900 MMLS
• 2025-10-24 Price Changed $159,900 MMLS
• 2025-07-15 Price Changed $165,000 MMLS
• 2025-03-31 Price Changed $180,000 MMLS
• 2025-03-12 Price Changed $189,900 MMLS
• 2025-02-18 Price Changed $199,900 MMLS
• 2025-01-22 Listed $210,000 MMLS
• 2022-05-15 Sold (MLS) — MMLS
• 2022-04-25 Sold (Public Records) $155,000 Public Records
• 2022-01-14 Listed $189,900 MMLS
• 2012-10-01 Sold (Public Records) — Public Records
• 2011-03-18 Sold (Public Records) — Public Records

Property tax history

+8.7%/yr

Latest (2025): $1,608 · +24.4% YoY. Source: county tax records.