109 6th St N · Hettinger, ND 58639

$129,000

4 bd · 2.0 ba · 1,960 sqft · Other · 42 Days on market

Built 1953 10,500 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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.7/10.0
• Appreciation +5.0/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming home is conveniently located 1 block from Main St and features 4 beds (2 non-conforming), 2 baths on 1.5 lots is being sold fully furnished! Don't miss out on this incredible opportunity to own a beautiful home in a prime location! Could be converted to a duplex for extra income. Extra large backyard with plenty of space to build a garage/shop. The bright kitchen was remodeled in 2010. Windows, front door, some flooring, and H2O heater were also replaced in 2010. The forced air propane furnace with humidistat and central air unit were replaced in 2011. Shingles were replaced in 2017; and the 200 amp breaker box and most wiring have been recently updated. The upstairs bath was remodeled in 2020.

Key facts

• Extra-large backyard
• Updated kitchen
• Local amenities

Tags

• REMODELED BATHROOMS
• UPDATED KITCHEN
• ATTACHED COVERED CARPORT
• EXTRA-LARGE BACKYARD
• WALKING DISTANCE TO DOWNTOWN
• LOCAL AMENITIES

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Single family residence; Residential property
• Construction: Block foundation; Basement with block and concrete; Built with block construction
• Exterior features: 75' x 140' lot; Res Low Density zoning

Interior

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

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $129k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#94 in ND) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: employment D+, health & safety D+, amenities F.
• Hettinger 13 (rural): math 30% / reading 45% proficiency, ranked #118 of 169 in ND (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 20 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($892 loan paydown + $4k appreciation (3.0% local appreciation)).
• Adams County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.
• Current owner paid $100k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1953 — 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: 1.07% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.50%
• DSCR: 1.33
• GRM: 7.8

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: 14.5%
• Equity multiple: 1.83×
• Total profit: $29,915
• Equity at exit: $58,004

10-year hold

• IRR: 16.3%
• Equity multiple: 3.39×
• Total profit: $86,380
• Equity at exit: $89,391

Cash invested: $36,120 (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 58639

• Active inventory: 20
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$134 /mo · $1,606/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $226

Break-even live

Break-even rent $1,094

Max offer price $129,000

Occupancy floor 79%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-14
   status Pending
2. 2026-04-02
   listed $129,000 Active
3. 2024-03-28
   soldstatus $100,500
4. 2024-03-27
   soldstatus Closed 717-char remark

   Show marketing remark (717 chars)

   This charming home is conveniently located 1 block from Main St and features 4 beds (2 non-conforming), 2 baths on 1.5 lots is being sold fully furnished! Don't miss out on this incredible opportunity to own a beautiful home in a prime location! Could be converted to a duplex for extra income. Extra large backyard with plenty of space to build a garage/shop. The bright kitchen was remodeled in 2010. Windows, front door, some flooring, and H2O heater were also replaced in 2010. The forced air propane furnace with humidistat and central air unit were replaced in 2011. Shingles were replaced in 2017; and the 200 amp breaker box and most wiring have been recently updated. The upstairs bath was remodeled in 2020.

5. 2024-02-10
   listed $99,500 Active 717-char remark

   Show marketing remark (717 chars)

   This charming home is conveniently located 1 block from Main St and features 4 beds (2 non-conforming), 2 baths on 1.5 lots is being sold fully furnished! Don't miss out on this incredible opportunity to own a beautiful home in a prime location! Could be converted to a duplex for extra income. Extra large backyard with plenty of space to build a garage/shop. The bright kitchen was remodeled in 2010. Windows, front door, some flooring, and H2O heater were also replaced in 2010. The forced air propane furnace with humidistat and central air unit were replaced in 2011. Shingles were replaced in 2017; and the 200 amp breaker box and most wiring have been recently updated. The upstairs bath was remodeled in 2020.

ⓘ 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: $1,606 · $134/mo
• Projected year-2 tax: $1,606 · $134/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: $16,552
• − Mortgage interest: −$7,226
• − Property taxes: −$1,606
• − Insurance: −$645
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$3,753
• Taxable income: $674
• Est. tax owed @ 24.0%: −$162
• After-tax cash flow: $2,546/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: Hettinger 13
• NCES district ID: 3809410
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $46,531
• Composite: 34.59/100
• National rank: #10096
• State rank: #118 of 169 in ND

Livability — Hettinger

• Score: 69/100
• State rank: #94
• US rank: #8171

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hettinger, ND
• Population (ZIP): 1,715

Population outlook (Adams County) Hauer SSP2

• Today (2025): 2,371 people
• By 2030: 2,359 · -0.5%
• By 2040: 2,320 · -2.2%
• By 2050: 2,278 · -3.9%
• By 2075: 2,328 · -1.8%
• By 2100: 2,230 · -5.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 10% Hispanic / Latino 6% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 19% Romanian 3% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+62.7) · D 18.1% · R 80.8% · Other 1.2%
• 2008→2024 swing: -35.0pp toward R · 2008: -27.8pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+57.0 2016: R+57.0 2012: R+45.9 2008: R+27.8

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

+29.6% since first listed

5 events — show timeline

• 2026-05-14 Pending — Badlands BOR MLS
• 2026-04-02 Listed $129,000 Badlands BOR MLS
• 2024-03-28 Sold (Public Records) $100,500 Public Records
• 2024-03-27 Sold (MLS) — Badlands BOR MLS
• 2024-02-10 Listed $99,500 Badlands BOR MLS

Property tax history

+4.9%/yr

Latest (2025): $1,606 · +3.4% YoY. Source: county tax records.