206 Kuchenski Dr · Dickinson, ND 58601

$86,000

2 bd · 1.0 ba · 896 sqft · Condo · 78 Days on market

Built 1978 Fair condition $150/mo HOA · 13% of rent

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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 +25.3/30.0
• 1% rule +8.8/10.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at this great 2 bedroom 1 bath condo with balcony and large attached garage on the same level as the unit. Call today to schedule a showing.

Key facts

• $150 HOA
• Garage
• Built 1978

Property features AI

Finance

• HOA & community: Homeowners association with $150 monthly fee

Exterior

• Parking: 1-car garage with garage door opener
• Utilities: Public sewer
• Home design: Residential condominium; Res Low Density zoning
• Construction: Lot size approximately 0.07 acres
• Exterior features: Public sewer

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Wood stove heating; Baseboard heating; Has cooling
• Interior features: Eat-in kitchen; Window coverings

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $86k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $81k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• Zoned schools: Dickinson Middle School (math 36% / reading 50%, grade D-, #17 of 35 statewide, top 47%, 842 students, 28% FRL).
• Market conditions: Rents rising (+1.9%/yr); 236 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 $595 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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 $80,840 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.38% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.79%
• DSCR: 1.44
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.95% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-2,563
• Equity at exit: $12,823

10-year hold

• IRR: 5.5%
• Equity multiple: 1.39×
• Total profit: $9,319
• Equity at exit: $7,436

Cash invested: $24,080 (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: 236
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$451
• Tax est. 1.5%: −$108 /mo · $1,290/yr
• Insurance: −$36
• HOA: −$150
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $196

Break-even live

Break-even rent $942

Max offer price $86,000

Occupancy floor 79%

Sensitivity live

Price	-10% $256	-5% $226	+0% $196	+5% $167	+10% $137
Rent	-10% $102	-5% $149	+0% $196	+5% $243	+10% $290
Rate	-1.0pp $240	-0.5pp $218	base $196	+0.5pp $174	+1.0pp $151

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $150 · $1,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-21
   pricedays on market $86,000 Active 78 DOM
2. 2026-06-19
   days on market $88,000 Active 76 DOM
3. 2026-06-18
   days on market $88,000 Active 75 DOM
4. 2026-06-17
   days on market $88,000 Active 74 DOM
5. 2026-06-16
   days on market $88,000 Active 73 DOM
6. 2026-06-15
   days on market $88,000 Active 72 DOM
7. 2026-06-14
   days on market $88,000 Active 70 DOM
8. 2026-06-12
   days on market $88,000 Active 69 DOM
9. 2026-06-09
   days on market $88,000 Active 66 DOM
10. 2026-06-08
    days on market $88,000 Active 65 DOM
11. 2026-06-07
    days on market $88,000 Active 64 DOM
12. 2026-06-05
    days on market $88,000 Active 61 DOM
13. 2026-06-03
    statusdays on market $88,000 Active 60 DOM
14. 2026-06-02
    days on market $88,000 Active Under Contract 59 DOM
15. 2026-06-01
    days on market $88,000 Active Under Contract 58 DOM
16. 2026-05-31
    days on market $88,000 Active Under Contract 57 DOM
17. 2026-05-30
    days on market $88,000 Active Under Contract 56 DOM
18. 2026-05-15
    soldstatus Closed 152-char remark

    Show marketing remark (152 chars)

    Take a look at this great 2 bedroom 1 bath condo with balcony and large attached garage on the same level as the unit. Call today to schedule a showing.

19. 2026-04-11
    historical Active Under Contract 152-char remark

    Show marketing remark (152 chars)

    Take a look at this great 2 bedroom 1 bath condo with balcony and large attached garage on the same level as the unit. Call today to schedule a showing.

20. 2026-04-07
    status Active 152-char remark

    Show marketing remark (152 chars)

    Take a look at this great 2 bedroom 1 bath condo with balcony and large attached garage on the same level as the unit. Call today to schedule a showing.

21. 2026-04-06
    historical Active Under Contract
22. 2026-04-04
    listed $88,000 Active
23. 2026-03-29
    historical Active Under Contract 152-char remark

    Show marketing remark (152 chars)

    Take a look at this great 2 bedroom 1 bath condo with balcony and large attached garage on the same level as the unit. Call today to schedule a showing.

24. 2026-03-27
    status Active 152-char remark

    Show marketing remark (152 chars)

    Take a look at this great 2 bedroom 1 bath condo with balcony and large attached garage on the same level as the unit. Call today to schedule a showing.

25. 2026-02-10
    price $88,000
26. 2026-02-02
    historical Active Under Contract 152-char remark

    Show marketing remark (152 chars)

    Take a look at this great 2 bedroom 1 bath condo with balcony and large attached garage on the same level as the unit. Call today to schedule a showing.

27. 2025-10-20
    price $85,000 152-char remark

    Show marketing remark (152 chars)

    Take a look at this great 2 bedroom 1 bath condo with balcony and large attached garage on the same level as the unit. Call today to schedule a showing.

28. 2025-10-20
    price $90,000

    Show marketing remark (152 chars)

    Take a look at this great 2 bedroom 1 bath condo with balcony and large attached garage on the same level as the unit. Call today to schedule a showing.

29. 2025-09-24
    listed $90,000 Active 152-char remark

    Show marketing remark (152 chars)

    Take a look at this great 2 bedroom 1 bath condo with balcony and large attached garage on the same level as the unit. Call today to schedule a showing.

30. 2025-09-24
    listed $95,000 Active

    Show marketing remark (152 chars)

    Take a look at this great 2 bedroom 1 bath condo with balcony and large attached garage on the same level as the unit. Call today to schedule a showing.

31. 2023-09-06
    historical
32. 2023-09-05
    soldstatus
33. 2023-09-01
    soldstatus
34. 2023-03-09
    listed $75,000
35. 2023-03-09
    listed $75,000
36. 2021-10-26
    listed $70,000

ⓘ 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: $14,289
• − Mortgage interest: −$4,817
• − Property taxes: −$1,290
• − Insurance: −$430
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − HOA: −$1,800
• − Depreciation: −$2,502
• Taxable income: $1,164
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $2,077/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 · 3 photos

Fair 45/100 Moderate rehab

This condo requires moderate repairs and maintenance to improve its condition and value. Painting the interior walls and replacing the kitchen countertops can significantly enhance its resale and rental value.

Repairs flagged

• Minor Driveway cracks — Cracks in the concrete driveway need to be repaired to prevent further damage.
• Minor Interior wall discoloration — Some discoloration on the interior walls can be cleaned or repainted to improve appearance.
• Minor Kitchen countertop wear — Wear on the kitchen countertops can be addressed with a fresh coat of paint or a new countertop material.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can improve the overall appearance and value of the property.
• Rental Replace kitchen countertops — New countertops can improve the functionality and appeal of the kitchen, attracting more renters.
• Both Landscaping and curb appeal — A well-maintained exterior can enhance the property's curb appeal and attract more buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Driveway cracks · Cracks in the concrete driveway need to be repaired to prevent further damage.	Minor	$500–3,000
Interior wall discoloration · Some discoloration on the interior walls can be cleaned or repainted to improve appearance.	Minor	$500–3,000
Kitchen countertop wear · Wear on the kitchen countertops can be addressed with a fresh coat of paint or a new countertop material.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can improve the overall appearance and value of the property. ↑
• Rental Replace kitchen countertops — New countertops can improve the functionality and appeal of the kitchen, attracting more renters. ↑
• Both Landscaping and curb appeal — A well-maintained exterior can enhance the property's curb appeal and attract more buyers or renters. ↑

ⓘ 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

+25.7% since first listed

19 events — show timeline

• 2026-05-15 Sold (MLS) — Badlands BOR MLS
• 2026-04-11 Contingent — Badlands BOR MLS
• 2026-04-07 Relisted — Badlands BOR MLS
• 2026-04-06 Contingent — Badlands BOR MLS
• 2026-04-04 Listed $88,000 Badlands BOR MLS
• 2026-03-29 Contingent — Badlands BOR MLS
• 2026-03-27 Relisted — Badlands BOR MLS
• 2026-02-10 Price Changed $88,000 Badlands BOR MLS
• 2026-02-02 Contingent — Badlands BOR MLS
• 2025-10-20 Price Changed $85,000 Badlands BOR MLS
• 2025-10-20 Price Changed $90,000 Badlands BOR MLS
• 2025-09-24 Listed $90,000 Badlands BOR MLS
• 2025-09-24 Listed $95,000 Badlands BOR MLS
• 2023-09-06 Delisted — Badlands BOR MLS
• 2023-09-05 Sold (MLS) — Badlands BOR MLS
• 2023-09-01 Sold (MLS) — GNMLS
• 2023-03-09 Listed $75,000 GNMLS
• 2023-03-09 Listed $75,000 Badlands BOR MLS
• 2021-10-26 Listed $70,000 Badlands BOR MLS