108 Montana St · Carson, ND 58529

$47,000

2 bd · 1.0 ba · 1,872 sqft · SingleFamily · 47 Days on market

Built 1910 Poor 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Opportunity awaits in Carson, ND! This fixer-upper offers 1,872 sq ft with 2 bedrooms and 1 bathroom, ready for your personal touch. Featuring a large living room, walk-in closet in the primary bedroom, main floor laundry, and an enclosed porch, this home has a great layout and strong potential. Located in an area known for EXCELLENT hunting, this property also makes a fantastic investment opportunity. Whether you're looking to renovate or invest, this home is full of possibilities. Sold as-is--bring your vision and make it your own!

Key facts

• Walk-in closet
• Main floor laundry
• Large living room

Tags

• LARGE LIVING ROOM
• WALK-IN CLOSET
• MAIN FLOOR LAUNDRY
• ENCLOSED PORCH

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Septic tank
• Home design: Single-family residence; Residential property
• Construction: Basement: concrete, unfinished
• Exterior features: Lot dimensions approximately 50 x 140; Zoned residential low density

Interior

• Kitchen: Range
• Bedrooms: 7 total rooms (bedroom count not specified)
• Heating & cooling: Wood stove heating; Propane heating; Cooling present
• Interior features: Window coverings; Concrete, unfinished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $47k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $46k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#204 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D+, employment D+.
• Roosevelt 18 (rural): math 40% / reading 40% proficiency, ranked #103 of 169 in ND (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 2 units permitted in Grant County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($325 loan paydown + $1k appreciation (3.0% local appreciation)).
• Grant County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,590 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.21% ✓
• Cap rate: 18.94%
• Cash-on-cash: 45.16%
• DSCR: 3.01
• GRM: 3.8

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: 50.5%
• Equity multiple: 3.83×
• Total profit: $37,218
• Equity at exit: $21,133

10-year hold

• IRR: 50.1%
• Equity multiple: 7.71×
• Total profit: $88,319
• Equity at exit: $32,569

Cash invested: $13,160 (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 58529

• Active inventory: 2
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,038 medium
• Mortgage (P&I): −$246
• Tax est. 1.5%: −$59 /mo · $705/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $495

Break-even live

Break-even rent $411

Max offer price $47,000

Occupancy floor 47%

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $47,000 Active 47 DOM
2. 2026-06-17
   days on market $47,000 Active 46 DOM
3. 2026-06-16
   days on market $47,000 Active 45 DOM
4. 2026-06-15
   days on market $47,000 Active 44 DOM
5. 2026-06-13
   days on market $47,000 Active 42 DOM
6. 2026-06-12
   days on market $47,000 Active 41 DOM
7. 2026-06-09
   days on market $47,000 Active 38 DOM
8. 2026-06-08
   days on market $47,000 Active 37 DOM
9. 2026-06-07
   days on market $47,000 Active 36 DOM
10. 2026-06-05
    days on market $47,000 Active 34 DOM
11. 2026-06-04
    days on market $47,000 Active 32 DOM
12. 2026-06-02
    days on market $47,000 Active 31 DOM
13. 2026-06-01
    days on market $47,000 Active 30 DOM
14. 2026-05-31
    days on market $47,000 Active 29 DOM
15. 2026-05-02
    listed $47,000 Active

    Show marketing remark (539 chars)

    Opportunity awaits in Carson, ND! This fixer-upper offers 1,872 sq ft with 2 bedrooms and 1 bathroom, ready for your personal touch. Featuring a large living room, walk-in closet in the primary bedroom, main floor laundry, and an enclosed porch, this home has a great layout and strong potential. Located in an area known for EXCELLENT hunting, this property also makes a fantastic investment opportunity. Whether you're looking to renovate or invest, this home is full of possibilities. Sold as-is--bring your vision and make it your own!

16. 2026-05-02
    listed $47,000 Active 539-char remark

    Show marketing remark (539 chars)

    Opportunity awaits in Carson, ND! This fixer-upper offers 1,872 sq ft with 2 bedrooms and 1 bathroom, ready for your personal touch. Featuring a large living room, walk-in closet in the primary bedroom, main floor laundry, and an enclosed porch, this home has a great layout and strong potential. Located in an area known for EXCELLENT hunting, this property also makes a fantastic investment opportunity. Whether you're looking to renovate or invest, this home is full of possibilities. Sold as-is--bring your vision and make it your own!

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

Taxation est. · year 1

• Rental income: $12,456
• − Mortgage interest: −$2,633
• − Property taxes: −$705
• − Insurance: −$235
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$1,367
• Taxable income: $5,523
• Est. tax owed @ 24.0%: −$1,326
• After-tax cash flow: $4,617/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 · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations to bring it up to modern standards, significantly impacting its resale and rental value.

Repairs flagged

• Major kitchen cabinets — severely worn and outdated
• Major bathroom vanity — severely worn and outdated
• Major roof — visible wear and potential leaks
• Major exterior siding — weathered and peeling
• Major flooring — worn and outdated carpet
• Major interior walls — dated and peeling paint
• Major HVAC system — outdated and potentially inefficient

Value-add opportunities

• Resale kitchen renovation — modernizing the kitchen would significantly increase the home's appeal
• Resale bathroom renovation — updating the bathroom would improve the home's overall appeal
• Resale exterior painting and siding repair — a fresh coat of paint and repair of the siding would enhance the home's curb appeal
• Both HVAC system replacement — replacing the outdated HVAC system would improve comfort and energy efficiency
• Resale flooring replacement — new flooring would modernize the home and improve its overall appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely worn and outdated	Major	$15,000–50,000
bathroom vanity · severely worn and outdated	Major	$15,000–50,000
roof · visible wear and potential leaks	Major	$15,000–50,000
exterior siding · weathered and peeling	Major	$15,000–50,000
flooring · worn and outdated carpet	Major	$15,000–50,000
interior walls · dated and peeling paint	Major	$15,000–50,000
HVAC system · outdated and potentially inefficient	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale kitchen renovation — modernizing the kitchen would significantly increase the home's appeal ↑
• Resale bathroom renovation — updating the bathroom would improve the home's overall appeal ↑
• Resale exterior painting and siding repair — a fresh coat of paint and repair of the siding would enhance the home's curb appeal ↑
• Both HVAC system replacement — replacing the outdated HVAC system would improve comfort and energy efficiency ↑
• Resale flooring replacement — new flooring would modernize the home and improve its overall appearance ↑

ⓘ 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: Roosevelt 18
• NCES district ID: 3816090
• Math proficiency: 40% ▲ 20.00%
• Reading proficiency: 40% ▲ 20.00%
• Median HH income: $47,323
• Composite: 36.67/100
• National rank: #9237
• State rank: #103 of 169 in ND

Livability — Carson

• Score: 64/100
• State rank: #204
• US rank: #14294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carson, ND
• Population (ZIP): 656

Population outlook (Grant County) Hauer SSP2

• Today (2025): 2,327 people
• By 2030: 2,324 · -0.1%
• By 2040: 2,342 · +0.6%
• By 2050: 2,436 · +4.7%
• By 2075: 3,075 · +32.1%
• By 2100: 3,660 · +57.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Native American 3% Asian 2% Hispanic / Latino 1%
• Common ancestry: Portuguese 10% Norwegian 4% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+66.8) · D 15.7% · R 82.5% · Other 1.8%
• 2008→2024 swing: -43.7pp toward R · 2008: -23.1pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+67.9 2016: R+66.9 2012: R+49.2 2008: R+23.1

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

+0.0% since first listed

2 events — show timeline

• 2026-05-02 Listed $47,000 GNMLS
• 2026-05-02 Listed $47,000 Badlands BOR MLS