212 7th Ave NW · Bowman, ND 58623

$80,000

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 24 Days on market

Built 1974 7,000 sqft lot Est $81k · at est.

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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 +20.4/30.0
• ARV discount +7.9/15.0
• DSCR +6.5/10.0
• Appreciation +6.2/10.0
• 1% rule +5.7/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Large dining areas
• Custom-built kitchen
• Large kitchen

Tags

• CUSTOM-BUILT KITCHEN
• LARGE KITCHEN
• LARGE DINING AREAS
• ULTRA PRIVATE BACKYARD
• MASSIVE AMOUNT OF GREEN SPACE

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Single-family residence; Residential property
• Construction: Block foundation; Basement: Block, concrete, finished
• Exterior features: Lot roughly 50 x 140

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Has cooling
• Interior features: Eat-in kitchen; Window coverings
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($856 rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#53 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.
• Bowman County 1 (rural): math 34% / reading 39% proficiency, ranked #33 of 53 in ND (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: 16 active listings in the ZIP; 3 units permitted in Bowman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (2.5% local appreciation)).
• Bowman County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — 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 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?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $80,640
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 2nd Ave SW	0.50mi	3/1.0 (+1)	832 (-7%)	24mo	$75,000	$90	40

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

Projected returns pro-forma

2.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.63×
• Total profit: $14,114
• Equity at exit: $33,664

10-year hold

• IRR: 13.9%
• Equity multiple: 2.95×
• Total profit: $43,767
• Equity at exit: $50,152

Cash invested: $22,400 (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 58623

• Home prices YoY: 2.5%
• Active inventory: 16
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $856 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$119 /mo · $1,429/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $104

Break-even live

Break-even rent $724

Max offer price $80,000

Occupancy floor 83%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $80,000 Active 24 DOM
2. 2026-06-17
   days on market $80,000 Active 23 DOM
3. 2026-06-16
   days on market $80,000 Active 22 DOM
4. 2026-06-15
   days on market $80,000 Active 21 DOM
5. 2026-06-13
   days on market $80,000 Active 19 DOM
6. 2026-06-12
   days on market $80,000 Active 18 DOM
7. 2026-06-09
   days on market $80,000 Active 15 DOM
8. 2026-06-08
   days on market $80,000 Active 14 DOM
9. 2026-06-07
   days on market $80,000 Active 13 DOM
10. 2026-06-05
    days on market $80,000 Active 11 DOM
11. 2026-06-04
    days on market $80,000 Active 9 DOM
12. 2026-06-02
    days on market $80,000 Active 8 DOM
13. 2026-06-01
    days on market $80,000 Active 7 DOM
14. 2026-05-31
    days on market $80,000 Active 6 DOM
15. 2026-05-25
    listed $80,000 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: $1,429 · $119/mo
• Projected year-2 tax: $1,429 · $119/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $10,267
• − Mortgage interest: −$4,481
• − Property taxes: −$1,429
• − Insurance: −$400
• − Repairs & maintenance: −$821
• − Management: −$821
• − Depreciation: −$2,327
• Taxable loss: −$13
• Est. tax savings @ 24.0%: +$3
• After-tax cash flow: $1,251/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: Bowman County 1
• NCES district ID: 3803200
• Math proficiency: 34% ▼ -5.00%
• Reading proficiency: 39% ▲ 1.00%
• Median HH income: $55,839
• Composite: 32.14/100
• National rank: #5794
• State rank: #33 of 53 in ND

Livability — Bowman

• Score: 71/100
• State rank: #53
• US rank: #6541

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: Bowman, ND
• Population (ZIP): 1,918

Population outlook (Bowman County) Hauer SSP2

• Today (2025): 3,563 people
• By 2030: 3,792 · +6.4%
• By 2040: 4,299 · +20.7%
• By 2050: 4,955 · +39.1%
• By 2075: 7,322 · +105.5%
• By 2100: 9,588 · +169.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 26% Romanian 6% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Bowman

• 2024 margin: Solid R (+73.1) · D 12.8% · R 85.9% · Other 1.2%
• 2008→2024 swing: -34.7pp toward R · 2008: -38.4pp · 2024: -73.1pp
• All cycles: 2024: R+73.1 2020: R+70.4 2016: R+68.8 2012: R+50.1 2008: R+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.48%
• Current HPI: 102.2128
• 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

1 event — show timeline

• 2026-05-25 Listed $80,000 Badlands BOR MLS

Property tax history

+4.0%/yr

Latest (2025): $1,429 · +4.3% YoY. Source: county tax records.