402 East St N · Glen Ullin, ND 58638

$72,000

3 bd · 1.0 ba · 910 sqft · Manufactured · 20 Days on market

Built 2006 Good condition 7,000 sqft lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

BE SURE AND SEE THIS UPDATED HOME! Three-bedroom home with all new vinyl plank flooring throughout, freshly painted walls and new tri. Updated bath. Enjoy the benefits of small-town living!

Key facts

• Updated bath
• Vinyl plank flooring
• 7,000 sq ft lot

Tags

• VINYL PLANK FLOORING
• FRESHLY PAINTED WALLS
• UPDATED BATH

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Mobile home; Residential property
• Construction: Block foundation
• Exterior features: Lot approximately 0.16 acres (50' x 140')

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No cooling
• Interior features: Microwave, Range, Refrigerator; Block basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $72k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($994 rent vs $72k).
• Recommended offer: $71k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#210 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: schools C-, crime D+, health & safety D+.
• Glen Ullin 48 (rural): math 50% / reading 45% proficiency, ranked #74 of 169 in ND (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 94 units permitted in Morton County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($498 loan paydown + $2k appreciation (3.0% local appreciation)).
• Morton County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $70,920 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.38% ✓
• Cap rate: 11.09%
• Cash-on-cash: 17.14%
• DSCR: 1.76
• GRM: 6.0

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: 23.6%
• Equity multiple: 2.34×
• Total profit: $27,029
• Equity at exit: $32,374

10-year hold

• IRR: 24.5%
• Equity multiple: 4.50×
• Total profit: $70,549
• Equity at exit: $49,893

Cash invested: $20,160 (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 58638

• Active inventory: 15
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $994 medium
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $288

Break-even live

Break-even rent $630

Max offer price $72,000

Occupancy floor 66%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $72,000 Active 20 DOM
2. 2026-06-17
   days on market $72,000 Active 19 DOM
3. 2026-06-16
   days on market $72,000 Active 18 DOM
4. 2026-06-15
   days on market $72,000 Active 17 DOM
5. 2026-06-13
   days on market $72,000 Active 15 DOM
6. 2026-06-12
   days on market $72,000 Active 14 DOM
7. 2026-06-09
   days on market $72,000 Active 11 DOM
8. 2026-06-08
   days on market $72,000 Active 10 DOM
9. 2026-06-07
   days on market $72,000 Active 9 DOM
10. 2026-06-05
    days on market $72,000 Active 7 DOM
11. 2026-06-04
    days on market $72,000 Active 5 DOM
12. 2026-06-02
    days on market $72,000 Active 4 DOM
13. 2026-06-01
    days on market $72,000 Active 3 DOM
14. 2026-05-31
    days on market $72,000 Active 2 DOM
15. 2026-05-29
    listed $72,000 Active 189-char remark

    Show marketing remark (189 chars)

    BE SURE AND SEE THIS UPDATED HOME! Three-bedroom home with all new vinyl plank flooring throughout, freshly painted walls and new tri. Updated bath. Enjoy the benefits of small-town living!

16. 2026-05-29
    listed $72,000 Active

    Show marketing remark (189 chars)

    BE SURE AND SEE THIS UPDATED HOME! Three-bedroom home with all new vinyl plank flooring throughout, freshly painted walls and new tri. Updated bath. Enjoy the benefits of small-town living!

17. 2025-06-12
    listed $72,000 Active
18. 2023-07-11
    listed $64,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,932
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$360
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$2,095
• Taxable income: $2,455
• Est. tax owed @ 24.0%: −$589
• After-tax cash flow: $2,866/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with recent updates, including new flooring and a fresh paint job. It's ready for move-in and would benefit from some exterior enhancements to maximize its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace old blinds with energy-efficient ones — Improves energy efficiency and aesthetics
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace old blinds with energy-efficient ones — Improves energy efficiency and aesthetics ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Glen Ullin 48
• NCES district ID: 3807830
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $46,129
• Composite: 42.48/100
• National rank: #6881
• State rank: #74 of 169 in ND

Livability — Glen Ullin

• Score: 64/100
• State rank: #210
• US rank: #14513

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glen Ullin, ND
• Population (ZIP): 949

Population outlook (Morton County) Hauer SSP2

• Today (2025): 36,682 people
• By 2030: 39,967 · +9.0%
• By 2040: 46,921 · +27.9%
• By 2050: 54,157 · +47.6%
• By 2075: 73,661 · +100.8%
• By 2100: 89,885 · +145.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Native American 3% Hispanic / Latino 2%
• Common ancestry: Portuguese 19% Romanian 4% Scotch-Irish 4%
• Foreign-born: 0%

Political lean MEDSL · Morton

• 2024 margin: Solid R (+53.8) · D 22.2% · R 75.9% · Other 1.9%
• 2008→2024 swing: -32.7pp toward R · 2008: -21.0pp · 2024: -53.8pp
• All cycles: 2024: R+53.8 2020: R+50.4 2016: R+53.0 2012: R+31.1 2008: R+21.0

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

+12.5% since first listed

4 events — show timeline

• 2026-05-29 Listed $72,000 Badlands BOR MLS
• 2026-05-29 Listed $72,000 GNMLS
• 2025-06-12 Listed $72,000 Badlands BOR MLS
• 2023-07-11 Listed $64,000 Badlands BOR MLS