4313 39 1/2 Ave S · Fargo, ND 58104

$289,900

3 bd · 2.0 ba · 984 sqft · MultiFamily public records · 10 Days on market

Built 2002 3,947 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 +18.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.2/10.0
• Livability +4.2/5.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Easy living this nicely appointed twin-home, New Shingles & Skylights, Carpet and Fresh paint,Extra Wide Driveway and Sidewalk, Fenced Yard, Stainless Steel Appliances, Eat up Center Island, Extra Deep Garage. Convenient location. See it today!

Key facts

• Drain tile system
• Fresh paint
• New carpet

Tags

• NEW ROOF
• SKYLIGHTS
• DRAIN TILE SYSTEM
• FRESH PAINT
• NEW CARPET
• A/C REPLACED

Property features AI

Finance

• Other: Above-grade and below-grade finished areas present (both levels finished)

Exterior

• Parking: Attached garage with space for 2 cars
• Utilities: City water connected; City sewer connected; Electric service (fuel: electric)
• Home design: Residential attached property; Split-entry (bi-level) design; Entry levels on upper and lower levels
• Construction: Poured concrete foundation
• Exterior features: Vinyl exterior; Deck; Full yard fencing; Lot approximately 33 x 116 feet

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Disposal
• Bedrooms: 3 bedrooms (bedrooms located on upper and lower levels)
• Flooring: Tile floors (in some areas)
• Bathrooms: 2 full bathrooms (Hollywood bath configuration)
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Window coverings; Drain-tiled basement with sump pump; Primary bedroom with walk-in closet; Tile floors in at least some areas
• Laundry & utility: Washer and dryer included; Laundry room on lower level; Electric water heater; Utility room on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $290k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (7.7% below list).
• Recommended offer: $268k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 2.5% in Fargo — 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 85/100 on livability (#1 in ND, #605 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Fargo 1 (urban): math 41% / reading 44% proficiency, ranked #28 of 53 in ND (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.1%/yr); 358 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,218 units permitted in Cass County in 2024 (410 in 5+ unit buildings).
• This rent runs 37% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Cass County population projected at +69% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 13y 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 $267,600 (7.7% 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 F 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.03%
• DSCR: 1.18
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.13% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.71×
• Total profit: $-23,816
• Equity at exit: $43,225

10-year hold

• IRR: 4.1%
• Equity multiple: 1.33×
• Total profit: $26,483
• Equity at exit: $25,065

Cash invested: $81,172 (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 58104

• Home prices YoY: -29.6%
• Rents YoY: 5.1%
• Active inventory: 358
• Price-to-rent: 18.1×

Monthly cashflow live

• Estimated rent: $2,676 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$200 /mo · $2,404/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $273

Break-even live

Break-even rent $2,331

Max offer price $289,900

Occupancy floor 85%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,676
Total (2 units)			$2,676

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3720 42nd St S Fargo, ND	2.0–4.0	1.0–2.0	1105	$1,118	$1.01	21d	1	0.32mi
4452 47th St S Fargo, ND	1.0–3.0	1.0–2.0	956	$1,313	$1.37	13d	10	0.63mi
4551 47th Ave S Fargo, ND	2.0	1.0–2.0	987	$1,475	$1.49	13d	21	0.68mi
4901 44th Ave S Fargo, ND	1.0–3.0	1.0–2.0	948	$1,325	$1.40	13d	22	0.71mi
3548 47th St S Fargo, ND	1.0–2.0	1.0–2.0	892	$1,235	$1.38	13d	3	0.72mi
4251 33rd Ave S Fargo, ND	1.0–3.0	1.0–2.0	975	$1,115	$1.14	21d	2	0.78mi
4261 33rd Ave S Fargo, ND	2.0	1.0	1000	$950	$0.95	21d	1	0.78mi
4281 33rd Ave S Fargo, ND	1.0–3.0	1.0–2.0	975	$1,165	$1.19	13d	2	0.78mi
4231 33rd Ave S Fargo, ND	2.0	1.0	900	$900	$1.00	21d	1	0.79mi
4221 33rd Ave S Fargo, ND	2.0	1.0	900	$900	$1.00	21d	1	0.79mi
4045 34th Ave S Fargo, ND	1.0–2.0	1.0–2.0	886	$1,265	$1.43	13d	15	0.79mi
4201 33rd Ave S Fargo, ND	2.0	1.0	900	$900	$1.00	13d	2	0.80mi
3330 42nd St SW Fargo, ND	1.0–3.0	1.0–2.0	1051	$1,095	$1.04	21d	1	0.81mi
4835 38th St S Fargo, ND	3.0	1.0–2.0	956	$1,765	$1.85	13d	36	0.89mi
4550 49th Ave S Fargo, ND	3.0	1.0–2.0	996	$1,945	$1.95	13d	25	0.98mi
5100 44th Ave S Fargo, ND	1.0–3.0	1.0–2.0	979	$1,380	$1.41	13d	15	0.98mi
4425 31st Ave S Fargo, ND	1.0–2.0	1.0–2.0	1111	$1,285	$1.16	13d	2	1.11mi
5207 33rd Ave S Fargo, ND	1.0–3.0	1.0–2.0	1090	$1,350	$1.24	21d	1	1.15mi
4422 30th Ave S Fargo, ND	1.0–2.0	1.0–2.0	834	$1,139	$1.36	13d	3	1.17mi
4240 53rd Ave S Unit 4240-202 Fargo, ND	2.0	2.0	982	$1,275	$1.30	21d	1	1.20mi
5599 36th Ave S Fargo, ND	1.0–3.0	1.0–2.0	1351	$2,400	$1.78	13d	9	1.24mi
4920 30th Ave S Fargo, ND	3.0	1.0–2.0	999	$1,765	$1.77	13d	41	1.30mi
5601 34th Ave S Fargo, ND	2.0	1.0–2.0	918	$1,830	$1.99	13d	11	1.32mi
4389 Calico Dr S Fargo, ND	2.0	2.0	1100	$1,195	$1.09	21d	1	1.34mi
2836 41st St S Fargo, ND	2.0	1.0–2.0	965	$1,480	$1.53	13d	13	1.35mi
5671 34th Ave S Fargo, ND	3.0	1.0–2.0	1008	$2,795	$2.77	13d	33	1.38mi
3230 Seter Pkwy S Fargo, ND	1.0–3.0	1.0–2.0	1227	$1,825	$1.49	13d	7	1.38mi
4385 Calico Dr S Fargo, ND	1.0–2.0	1.0–2.0	900	$1,195	$1.33	21d	1	1.39mi
5400 42nd St S Fargo, ND	1.0–3.0	1.0–2.0	978	$1,390	$1.42	13d	6	1.39mi
5601 33rd Ave S Fargo, ND	3.0	1.0–3.0	1009	$2,695	$2.67	13d	50	1.41mi
3301 32nd St S Fargo, ND	3.0	1.0–2.0	808	$1,483	$1.83	13d	9	1.41mi
2777 47th St S Fargo, ND	1.0–3.0	1.0–2.0	1075	$1,295	$1.20	21d	1	1.43mi
4393 Calico Dr S Fargo, ND	1.0–2.0	1.0–2.0	950	$1,195	$1.26	21d	2	1.44mi
4431 Calico Dr S Fargo, ND	1.0–2.0	1.0–2.0	950	$1,195	$1.26	21d	1	1.45mi
3760 55th Ave S Fargo, ND	3.0	1.0–2.0	910	$1,900	$2.09	13d	37	1.46mi

Listing history 8 events

1. 2026-06-18
   days on market $289,900 Active 10 DOM
2. 2026-06-17
   days on market $289,900 Active 9 DOM
3. 2026-06-16
   days on market $289,900 Active 8 DOM
4. 2026-06-15
   days on market $289,900 Active 7 DOM
5. 2026-06-14
   days on market $289,900 Active 5 DOM
6. 2026-06-13
   days on market $289,900 Active 4 DOM
7. 2026-06-10
   days on market $289,900 Active 2 DOM
8. 2026-06-09
   listed $289,900 Active 1 DOM

ⓘ 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: $2,404 · $200/mo
• Projected year-2 tax: $2,841 · $237/mo
• Expected delta: +$437/yr (+$36/mo · 18.2%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°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: $32,112
• − Mortgage interest: −$16,239
• − Property taxes: −$2,404
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,569
• − Management: −$2,569
• − Depreciation: −$8,433
• Taxable loss: −$1,552
• Est. tax savings @ 24.0%: +$373
• After-tax cash flow: $3,644/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: Fargo 1
• NCES district ID: 3806780
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $46,524
• Composite: 36.23/100
• National rank: #4721
• State rank: #28 of 53 in ND

Livability — Fargo

• Score: 85/100
• State rank: #1
• US rank: #605

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fargo, ND
• County: Cass County · 177,143 people
• City population: 130,876
• Metro: Fargo, ND-MN
• Population (ZIP): 49,168
• Household income: $85,747
• Rent vs Own: 54.6% rent · 45.4% own
• Severe rent burden: 2039.0

Population outlook (Cass County) Hauer SSP2

• Today (2025): 223,771 people
• By 2030: 251,835 · +12.5%
• By 2040: 311,816 · +39.3%
• By 2050: 378,694 · +69.2%
• By 2075: 571,386 · +155.3%
• By 2100: 769,727 · +244.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 7% Two or more races 5% Asian 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 27% Lithuanian 4% Romanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 92% English-only · Korean 1% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Cass

• 2024 margin: Lean R (+8.4) · D 44.9% · R 53.3% · Other 1.9%
• 2008→2024 swing: -15.5pp toward R · 2008: 7.1pp · 2024: -8.4pp
• All cycles: 2024: R+8.4 2020: R+2.7 2016: R+10.7 2012: R+3.0 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.58%
• Current HPI: 187.1707
• Rent YoY: ▲ 5.13%
• Metro: Fargo, 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

+117.2% since first listed

18 events — show timeline

• 2026-06-08 Listed $289,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-04-24 Sold (Public Records) $262,000 Public Records
• 2024-04-18 Sold (MLS) $262,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-03-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2024-03-02 Listed $262,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-11-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2023-10-08 Listed $245,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-12 Sold (Public Records) $232,700 Public Records
• 2022-05-12 Sold (MLS) $232,700 NORTHSTARMLS as Distributed by MLS Grid
• 2022-03-15 Listed $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 2015-06-04 Sold (Public Records) $176,900 Public Records
• 2015-06-03 Sold (MLS) $176,900 NORTHSTARMLS as Distributed by MLS Grid
• 2015-03-15 Listed $172,900 NORTHSTARMLS as Distributed by MLS Grid
• 2013-05-16 Sold (Public Records) $136,000 Public Records
• 2013-05-16 Sold (MLS) $136,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-02-22 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2010-10-29 Sold (Public Records) $135,000 Public Records
• 2006-10-09 Sold (Public Records) $133,500 Public Records

Property tax history

-0.2%/yr

Latest (2025): $2,404 · -37.3% YoY. Source: county tax records.