221 D St · Dickinson, ND 58601

$35,000

2 bd · 1.0 ba · 980 sqft · Manufactured · 29 Days on market

Built 2005 Good condition

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Clean inexpensive living with 3 bedrooms, 1 bath. Kitchen appliances plus washer, dryer, and some furniture included.

Key facts

• Built 2005
• Listed 28 days

Property features AI

Finance

• Other: Listing broker: Nest Real Estate
• Financial info: Annual tax information available
• HOA & community: Not specified

Exterior

• Parking: Not specified
• Security: Not specified
• Utilities: Public sewer
• Home design: Mobile home; Residential property
• Construction: Foundation: None indicated
• Exterior features: Rented lot

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Five total rooms; No basement
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $35k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $727 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 31.2% vs local median 2.9% in Dickinson — 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 76/100 on livability (#12 in ND, #3,334 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Dickinson 1 (town): math 35% / reading 43% proficiency, ranked #29 of 53 in ND (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 235 active listings in the ZIP; solid renter incomes; 20 units permitted in Stark County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($86k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Stark County population projected at +120% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $34,475 (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. 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?
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: 3.50% ✓
• Cap rate: 31.22%
• Cash-on-cash: 89.04%
• DSCR: 4.96
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $80,360
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1126 6th Ave SE	0.40mi	3/2.0 (+1)	1,100 (+12%)	1mo	$89,900	$82	51

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 · 1.95% rent growth · sell at horizon

5-year hold

• IRR: 88.5%
• Equity multiple: 5.02×
• Total profit: $39,379
• Equity at exit: $5,219

10-year hold

• IRR: 91.3%
• Equity multiple: 10.07×
• Total profit: $88,851
• Equity at exit: $3,026

Cash invested: $9,800 (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 58601

• Rents YoY: 1.9%
• Active inventory: 235
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $727

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 36%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $35,000 Active 29 DOM
2. 2026-06-18
   days on market $35,000 Active 28 DOM
3. 2026-06-17
   days on market $35,000 Active 27 DOM
4. 2026-06-16
   days on market $35,000 Active 26 DOM
5. 2026-06-15
   days on market $35,000 Active 25 DOM
6. 2026-06-14
   days on market $35,000 Active 23 DOM
7. 2026-06-12
   days on market $35,000 Active 22 DOM
8. 2026-06-09
   days on market $35,000 Active 19 DOM
9. 2026-06-08
   days on market $35,000 Active 18 DOM
10. 2026-06-07
    days on market $35,000 Active 17 DOM
11. 2026-06-05
    days on market $35,000 Active 14 DOM
12. 2026-06-03
    days on market $35,000 Active 13 DOM
13. 2026-06-02
    days on market $35,000 Active 12 DOM
14. 2026-06-01
    days on market $35,000 Active 11 DOM
15. 2026-05-31
    days on market $35,000 Active 10 DOM
16. 2026-05-30
    days on market $35,000 Active 9 DOM
17. 2026-05-21
    listed $35,000 Active
18. 2023-09-06
    historical 117-char remark

    Show marketing remark (170 chars)

    Economical living, Possible lake cabin. All Appliances including Washer & Dryer. Furniture in home can stay. Rent from Southview or move to your site. NEW SHINGLES.

19. 2023-09-06
    historical 170-char remark

    Show marketing remark (170 chars)

    Economical living, Possible lake cabin. All Appliances including Washer & Dryer. Furniture in home can stay. Rent from Southview or move to your site. NEW SHINGLES.

20. 2019-04-16
    listed $22,500 117-char remark

    Show marketing remark (117 chars)

    Clean inexpensive living with 3 bedrooms, 1 bath. Kitchen appliances plus washer, dryer, and some furniture included.

21. 2018-04-24
    listed $22,500 170-char remark

    Show marketing remark (170 chars)

    Economical living, Possible lake cabin. All Appliances including Washer & Dryer. Furniture in home can stay. Rent from Southview or move to your site. NEW SHINGLES.

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,720
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$1,018
• Taxable income: $8,686
• Est. tax owed @ 24.0%: −$2,085
• After-tax cash flow: $6,642/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 80/100 Cosmetic rehab

This mobile home is in good condition with cosmetic updates needed to enhance its curb appeal and value. The interior is well-maintained, and the home is ready for a fresh paint job and some landscaping improvements.

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint can improve the home's appearance and value.
• Both Replace window treatments — New window treatments can enhance curb appeal and interior aesthetics.
• Both Install a new front door — A new front door can significantly improve curb appeal and security.
• Both Upgrade kitchen appliances — Modern appliances can increase the home's appeal and value.
• Both Add landscaping features — Landscaping can enhance curb appeal and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint can improve the home's appearance and value. ↑
• Both Replace window treatments — New window treatments can enhance curb appeal and interior aesthetics. ↑
• Both Install a new front door — A new front door can significantly improve curb appeal and security. ↑
• Both Upgrade kitchen appliances — Modern appliances can increase the home's appeal and value. ↑
• Both Add landscaping features — Landscaping can enhance curb appeal and add value to the property. ↑

ⓘ 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: Dickinson 1
• NCES district ID: 3800038
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $63,270
• Composite: 34.9/100
• National rank: #5080
• State rank: #29 of 53 in ND

Livability — Dickinson

• Score: 76/100
• State rank: #12
• US rank: #3334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dickinson, ND
• County: Stark County · 29,916 people
• City population: 29,916
• Metro: Dickinson, ND
• Population (ZIP): 29,916
• Household income: $85,821
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 813.0

Population outlook (Stark County) Hauer SSP2

• Today (2025): 50,426 people
• By 2030: 60,812 · +20.6%
• By 2040: 84,155 · +66.9%
• By 2050: 110,718 · +119.6%
• By 2075: 186,710 · +270.3%
• By 2100: 264,902 · +425.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 7% Two or more races 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 9% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 4% German/W. Germanic 1% Arabic 1%

Political lean MEDSL · Stark

• 2024 margin: Solid R (+65.6) · D 16.5% · R 82.1% · Other 1.5%
• 2008→2024 swing: -36.5pp toward R · 2008: -29.1pp · 2024: -65.6pp
• All cycles: 2024: R+65.6 2020: R+63.9 2016: R+65.8 2012: R+49.4 2008: R+29.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -133.57%
• Current HPI: 188.1029
• Rent YoY: ▲ 1.95%
• Metro: Dickinson, ND
• 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

+55.6% since first listed

5 events — show timeline

• 2026-05-21 Listed $35,000 Badlands BOR MLS
• 2023-09-06 Delisted — Badlands BOR MLS
• 2023-09-06 Delisted — Badlands BOR MLS
• 2019-04-16 Listed $22,500 Badlands BOR MLS
• 2018-04-24 Listed $22,500 Badlands BOR MLS