302 10th Ave E · West Fargo, ND 58078

$232,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 33 Days on market

Built 1970 10,062 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +4.0/30.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Key facts

• Large corner lot
• Unfinished basement
• 0.23 acre lot

Tags

• UNFINISHED BASEMENT
• DOUBLE ATTACHED GARAGE
• LARGE CORNER LOT

Property features AI

Exterior

• Parking: Attached concrete garage (2 car, approximately 24 x 24)
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential single-story home; One level
• Construction: Poured concrete foundation; Foundation dimensions approximately 24 x 38; Building has finished space above and below grade
• Exterior features: Corner lot; Other exterior features

Interior

• Kitchen: Main-level kitchen
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Main-level living room and dining room; Full basement; Unfinished space in the lower level; Two non-egress lower-level rooms; Three-bedroom plan all on one level
• Laundry & utility: Lower-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $232k.

Deal economics

• At list price, monthly cash flow is $-648 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (40.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (47.9% below list).
• Recommended offer: $121k (47.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#10 in ND, #2,868 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: health & safety D+, amenities F, commute F.
• West Fargo 6 (suburban): math 41% / reading 42% proficiency, ranked #26 of 53 in ND (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eastwood Elementary School (math 32% / reading 27%, grade F, #185 of 236 statewide, top 84%, 398 students, 49% FRL); Cheney Middle School (math 40% / reading 45%, grade D-, #18 of 35 statewide, top 50%, 1,012 students, 43% FRL); West Fargo High School (math 32% / reading 42%, grade F, #71 of 144 statewide, top 52%, 1,423 students, 32% FRL) — zoned schools average 41% FRL vs 24% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.1%/yr); 262 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,218 units permitted in Cass County in 2024 (410 in 5+ unit buildings).
• This rent is only 16% of the median local income ($91k/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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 33 days — a 3% lower offer ($225k) is reasonable based on typical stale-listing flexibility.

Recommended offer $120,865 (47.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — 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 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.52% ✗
• Cap rate: 2.94%
• Cash-on-cash: -11.98%
• DSCR: 0.47
• GRM: 16.0

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: -36.1%
• Equity multiple: -0.17×
• Total profit: $-76,232
• Equity at exit: $34,592

10-year hold

• IRR: -37.6%
• Equity multiple: -0.66×
• Total profit: $-108,150
• Equity at exit: $20,059

Cash invested: $64,960 (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 58078

• Rents YoY: 5.1%
• Active inventory: 262
• Price-to-rent: 16.0×

Monthly cashflow live

• Estimated rent: $1,209 high
• Mortgage (P&I): −$1,217
• Tax est. 1.5%: −$290 /mo · $3,480/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-648

Break-even live

Break-even rent $2,029

Max offer price $138,166

Occupancy floor —

Sensitivity live

Price	-10% $-488	-5% $-568	+0% $-648	+5% $-729	+10% $-809
Rent	-10% $-744	-5% $-696	+0% $-648	+5% $-601	+10% $-553
Rate	-1.0pp $-532	-0.5pp $-589	base $-648	+0.5pp $-709	+1.0pp $-770

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: $58,000
• Closing costs: $6,960
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1207 1st St West Fargo, ND	1.0–3.0	1.0–2.0	900	$1,215	$1.35	15d	12	0.33mi
1315 3rd St E West Fargo, ND	2.0	1.0	965	$1,072	$1.11	15d	3	0.36mi
1318 6th St E West Fargo, ND	3.0	1.0	1044	$900	$0.86	15d	2	0.37mi
424 6th St E West Fargo, ND	2.0–3.0	1.0–2.0	980	$880	$0.90	23d	7	0.39mi
419 6th St E Unit 7 West Fargo, ND	2.0	1.0	850	$730	$0.86	23d	1	0.43mi
1151 Prairie Pkwy Unit 1 West Fargo, ND	2.0	1.0	600	$725	$1.21	23d	1	0.51mi
607 1st Ave E West Fargo, ND	1.0–2.0	1.0	800	$875	$1.09	15d	4	0.65mi
644 2nd Ave E West Fargo, ND	2.0	1.0	880	$740	$0.84	23d	1	0.66mi
102 7th St E West Fargo, ND	1.0–2.0	1.0	700	$725	$1.04	15d	2	0.68mi
1321 14th Ave E West Fargo, ND	2.0	1.0	890	$1,030	$1.16	23d	3	0.90mi
1409 14th Ave E West Fargo, ND	2.0–3.0	1.0	900	$1,050	$1.17	23d	1	0.97mi
214 5th St NW West Fargo, ND	3.0	1.0	1088	$1,495	$1.37	23d	1	0.97mi
4949 16th Ave S Fargo, ND	3.0	1.0–2.0	938	$1,585	$1.69	15d	7	1.30mi
1632 51st St S Fargo, ND	3.0	1.0–2.5	1352	$2,295	$1.70	23d	22	1.41mi
4955 17th Ave S Fargo, ND	1.0–2.0	1.0–2.0	826	$1,575	$1.91	23d	7	1.44mi
1501 48th St S Fargo, ND	3.0	1.0–2.0	800	$1,320	$1.65	15d	19	1.45mi

Listing history 19 events

1. 2026-06-21
   days on market $232,000 Active 33 DOM
2. 2026-06-18
   days on market $232,000 Active 30 DOM
3. 2026-06-17
   days on market $232,000 Active 29 DOM
4. 2026-06-16
   days on market $232,000 Active 28 DOM
5. 2026-06-15
   days on market $232,000 Active 27 DOM
6. 2026-06-14
   days on market $232,000 Active 25 DOM
7. 2026-06-13
   days on market $232,000 Active 24 DOM
8. 2026-06-10
   statusdays on market $232,000 Active 22 DOM
9. 2026-06-09
   days on market $232,000 Contingent - Inspection 21 DOM
10. 2026-06-08
    days on market $232,000 Contingent - Inspection 20 DOM
11. 2026-06-07
    days on market $232,000 Contingent - Inspection 19 DOM
12. 2026-06-05
    days on market $232,000 Contingent - Inspection 16 DOM
13. 2026-06-03
    days on market $232,000 Contingent - Inspection 15 DOM
14. 2026-06-02
    days on market $232,000 Contingent - Inspection 14 DOM
15. 2026-06-01
    days on market $232,000 Contingent - Inspection 13 DOM
16. 2026-05-31
    days on market $232,000 Contingent - Inspection 12 DOM
17. 2026-05-30
    days on market $232,000 Contingent - Inspection 11 DOM
18. 2026-05-21
    historical Contingent - Inspection
19. 2026-05-19
    listed $232,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 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: $14,504
• − Mortgage interest: −$12,996
• − Property taxes: −$3,480
• − Insurance: −$1,160
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$6,749
• Taxable loss: −$12,202
• Est. tax savings @ 24.0%: +$2,928
• After-tax cash flow: $-4,853/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: West Fargo 6
• NCES district ID: 3819410
• Math proficiency: 41% ▼ -10.00%
• Reading proficiency: 42% ▼ -10.00%
• Median HH income: $58,914
• Composite: 36.6/100
• National rank: #4628
• State rank: #26 of 53 in ND

Livability — West Fargo

• Score: 77/100
• State rank: #10
• US rank: #2868

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Fargo, ND
• County: Cass County · 177,143 people
• City population: 40,631
• Metro: Fargo, ND-MN
• Population (ZIP): 40,631
• Household income: $91,040
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 1154.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 6% Black 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Portuguese 28% Lithuanian 3% Scottish 3%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 96% English-only · Other Indo-European 1% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -99.47%
• Current HPI: 181.6497
• 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

2 events — show timeline

• 2026-05-21 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-19 Listed $232,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

-22.8%/yr

Latest (2025): $120 · -90.9% YoY. Source: county tax records.