716 5th St N · Wahpeton, ND 58075

$75,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 55 Days on market

Built 1931 6,969 sqft lot

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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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Living room
• Dining area
• Storage shed

Tags

• LIVING ROOM
• DINING AREA
• DETACHED GARAGE
• STORAGE SHED
• CLOSE PROXIMITY TO NDSCS

Property features AI

Exterior

• Parking: Detached 2-car garage; Gravel parking; Garage door opener; Guest parking; Additional storage
• Utilities: City water (connected); City sewer (connected); Oil fuel
• Home design: Residential property; One story; Main-level living areas
• Construction: Block construction; Asphalt roof; Block foundation; Built with finished space above grade and below grade
• Exterior features: Medium tree coverage; City street frontage; Garage(s); Storage shed

Interior

• Kitchen: Range
• Bedrooms: 2 bedrooms (including a main-floor bedroom)
• Bathrooms: 1 three-quarter bathroom
• Heating & cooling: Forced air heating; No central air
• Interior features: Forced air heating; Range (cooking appliance)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($767 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 1.8% in Wahpeton — 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 67/100 on livability (#124 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D+, employment D, amenities F.
• Wahpeton 37 (town): math 46% / reading 44% proficiency, ranked #23 of 53 in ND (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wahpeton High School (math 27% / reading 52%, grade F, #57 of 144 statewide, top 48%, 388 students, 21% FRL).
• Market conditions: 102 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 38 units permitted in Richland County in 2024 (0 in 5+ unit buildings).
• This rent is only 13% of the median local income ($69k/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 $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Richland County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1931 — 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. 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: 1.02% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.18%
• DSCR: 1.36
• GRM: 8.1

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-3,063
• Equity at exit: $11,183

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $8,974
• Equity at exit: $6,485

Cash invested: $21,000 (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 58075

• Home prices YoY: -17.4%
• Active inventory: 102
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $767 high
• Mortgage (P&I): −$393
• Tax from tax record: −$38 /mo · $460/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$161
• Net cashflow: $143

Break-even live

Break-even rent $586

Max offer price $75,000

Occupancy floor 76%

Sensitivity live

Price	-10% $186	-5% $164	+0% $143	+5% $122	+10% $101
Rent	-10% $82	-5% $113	+0% $143	+5% $173	+10% $204
Rate	-1.0pp $181	-0.5pp $162	base $143	+0.5pp $124	+1.0pp $104

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 3rd Ave N Unit 205 Wahpeton, ND	2.0	1.0	550	$660	$1.20	21d	1	0.33mi
504 3rd Ave N Unit 102 Wahpeton, ND	2.0	1.0	550	$650	$1.18	21d	1	0.33mi
614 Dakota Ave Apt 209 Wahpeton, ND	1.0	1.0	575	$595	$1.03	44d	1	0.48mi
1104 14th Ave N Wahpeton, ND	1.0	1.0	600	$660	$1.10	14d	1	0.75mi
1606 8th St N Apt 59 Wahpeton, ND	2.0	1.0	686	$795	$1.16	14d	1	0.86mi
1621 7th St N Unit 19 Wahpeton, ND	2.0	1.0	686	$800	$1.17	45d	1	0.87mi
1621 7th St N Unit 18 Wahpeton, ND	2.0	1.0	686	$795	$1.16	14d	1	0.87mi
1612 8th St N Unit 68 Wahpeton, ND	2.0	1.0	686	$800	$1.17	44d	1	0.87mi
1612 8th St N Unit 70 Wahpeton, ND	2.0	1.0	686	$795	$1.16	14d	1	0.87mi
1627 7th St N Unit 2 Wahpeton, ND	3.0	1.0	800	$895	$1.12	14d	1	0.88mi
1627 7th St N Unit 4 Wahpeton, ND	2.0	1.0	686	$795	$1.16	14d	1	0.88mi
1624 8th St N Unit 77 Wahpeton, ND	2.0	1.0	686	$795	$1.16	14d	1	0.89mi
911 Western Rd Unit 03 Wahpeton, ND	2.0	1.0	700	$695	$0.99	21d	1	0.89mi
1287 16th Ave N Unit A204 Wahpeton, ND	2.0	1.0	800	$760	$0.95	14d	1	0.95mi
1676 9th St N Unit 4 Wahpeton, ND	2.0	1.0	800	$895	$1.12	14d	1	0.97mi
902 8th Ave S Wahpeton, ND	2.0	1.0	1094	$900	$0.82	14d	2	1.01mi
901 8th Ave S Wahpeton, ND	2.0	2.0	978	$1,085	$1.11	14d	1	1.06mi

Listing history 10 events

1. 2026-06-04
   statusdays on market $75,000 Pending 55 DOM
2. 2026-06-02
   days on market $75,000 Contingent - Inspection 54 DOM
3. 2026-06-01
   days on market $75,000 Contingent - Inspection 53 DOM
4. 2026-05-31
   days on market $75,000 Contingent - Inspection 52 DOM
5. 2026-05-31
   days on market $75,000 Contingent - Inspection 51 DOM
6. 2026-05-11
   historical Contingent - Inspection
7. 2026-05-05
   price $75,000
8. 2026-04-23
   price $81,900
9. 2026-04-09
   listed $89,900 Active
10. 2009-08-31
    soldstatus $62,500

ⓘ 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: $460 · $38/mo
• Projected year-2 tax: $735 · $61/mo
• Expected delta: +$275/yr (+$23/mo · 59.8%)

ⓘ 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 2/10 Low 7 d/yr ≥100°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,204
• − Mortgage interest: −$4,201
• − Property taxes: −$460
• − Insurance: −$375
• − Repairs & maintenance: −$736
• − Management: −$736
• − Depreciation: −$2,182
• Taxable income: $514
• Est. tax owed @ 24.0%: −$123
• After-tax cash flow: $1,594/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: Wahpeton 37
• NCES district ID: 3819020
• Math proficiency: 46% ▲ 10.00%
• Reading proficiency: 44% ▲ 4.00%
• Median HH income: $49,234
• Composite: 38.58/100
• National rank: #4166
• State rank: #23 of 53 in ND

Livability — Wahpeton

• Score: 67/100
• State rank: #124
• US rank: #10388

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wahpeton, ND
• County: Richland County · 9,046 people
• City population: 9,046
• Metro: Wahpeton, ND-MN
• Population (ZIP): 9,046
• Household income: $68,537
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 362.0

Population outlook (Richland County) Hauer SSP2

• Today (2025): 16,847 people
• By 2030: 17,137 · +1.7%
• By 2040: 17,673 · +4.9%
• By 2050: 18,382 · +9.1%
• By 2075: 22,912 · +36.0%
• By 2100: 28,612 · +69.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 4% Native American 4% Two or more races 4% Black 1%
• Common ancestry: Portuguese 21% Lithuanian 3% Romanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Richland

• 2024 margin: Solid R (+37.9) · D 30.2% · R 68.0% · Other 1.8%
• 2008→2024 swing: -32.7pp toward R · 2008: -5.1pp · 2024: -37.9pp
• All cycles: 2024: R+37.9 2020: R+32.8 2016: R+36.1 2012: R+13.6 2008: R+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.35%
• Current HPI: 239.4167
• Rent YoY: —
• Metro: Wahpeton, ND-MN
• 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

+20.0% since first listed

5 events — show timeline

• 2026-05-11 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-05 Price Changed $75,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $81,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-09 Listed $89,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-08-31 Sold (Public Records) $62,500 Public Records

Property tax history

-5.7%/yr

Latest (2025): $460 · -75.9% YoY. Source: county tax records.