1208 Webster St · Lisbon, ND 58054

$110,000

3 bd · 2.0 ba · 1,147 sqft · Other · 227 Days on market

Built 1956 0.64 ac lot

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Why this score? — see what drove the D 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 +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home with many updates including new shingles on house & garage, new appliances, remodeled kitchen, and garage door opener. It includes a finished, heated 2 stall garage. Located on 2 lots, includes parcel 28-6070000 and parcel 28-6069000.

Key facts

• Large deck
• Private backyard
• Spacious kitchen

Tags

• MAIN FLOOR LAUNDRY
• SPACIOUS KITCHEN
• GAS STOVE
• UPDATED VINYL WINDOWS
• LARGE DECK
• PRIVATE BACKYARD

Property features AI

Finance

• Other: No fractional ownership
• Financial info: Conventional mortgage financing indicated

Exterior

• Parking: 2-car garage (approx. 24 x 26)
• Utilities: City water connected; City sewer connected; Propane fuel
• Home design: Residential property; One and one-half levels; Above-grade finished living area and main level living space; Above-grade and below-grade areas total to the building area
• Construction: Block foundation; Roof age 8 years or newer
• Exterior features: Vinyl exterior; Deck; Partial privacy fencing; Storage shed and other outbuildings; Irregular-shaped lot with 280 x 100 dimensions; City street frontage on a public maintained road

Interior

• Kitchen: Range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms (includes Bedroom 2 and Bedroom 3)
• Bathrooms: 2 full bathrooms (main floor full bath and an upper-level 3/4 bath)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Four season porch on the main level; Dining area combined with kitchen; Storage room; Utility room; Block foundation in basement
• Laundry & utility: Main level laundry; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $31 ($377/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 $100k (8.9% below list).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#73 in ND) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, health & safety D+, amenities F.
• Lisbon 19 (rural): math 46% / reading 49% proficiency, ranked #15 of 53 in ND (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Lisbon Elementary School (math 52% / reading 47%, grade D, #65 of 236 statewide, top 37%, 235 students, 26% FRL); Lisbon Middle School (math 42% / reading 47%, grade D, #16 of 35 statewide, top 44%, 186 students, 22% FRL); Lisbon High School (math 34% / reading 54%, grade F, #33 of 144 statewide, top 32%, 207 students, 21% FRL).
• Market conditions: 17 active listings in the ZIP; 3 units permitted in Ransom County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 9.1

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-15,809
• Equity at exit: $16,401

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-11,129
• Equity at exit: $9,511

Cash invested: $30,800 (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 58054

• Active inventory: 17
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,002 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $31

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 92%

Sensitivity live

Price	-10% $107	-5% $69	+0% $31	+5% $-7	+10% $-45
Rent	-10% $-48	-5% $-8	+0% $31	+5% $71	+10% $111
Rate	-1.0pp $87	-0.5pp $59	base $31	+0.5pp $3	+1.0pp $-26

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-22
   days on market $110,000 Active 227 DOM
2. 2026-06-21
   days on market $110,000 Active 226 DOM
3. 2026-06-21
   days on market $110,000 Active 225 DOM
4. 2026-06-18
   days on market $110,000 Active 223 DOM
5. 2026-06-17
   days on market $110,000 Active 222 DOM
6. 2026-06-16
   days on market $110,000 Active 221 DOM
7. 2026-06-15
   days on market $110,000 Active 220 DOM
8. 2026-06-13
   days on market $110,000 Active 218 DOM
9. 2026-06-12
   days on market $110,000 Active 217 DOM
10. 2026-06-09
    days on market $110,000 Active 214 DOM
11. 2026-06-08
    days on market $110,000 Active 213 DOM
12. 2026-06-07
    days on market $110,000 Active 212 DOM
13. 2026-06-05
    days on market $110,000 Active 210 DOM
14. 2026-06-04
    days on market $110,000 Active 208 DOM
15. 2026-06-02
    days on market $110,000 Active 207 DOM
16. 2026-06-01
    days on market $110,000 Active 206 DOM
17. 2026-05-31
    days on market $110,000 Active 205 DOM
18. 2026-04-06
    status Active
19. 2026-03-08
    status Pending
20. 2025-10-08
    listed $110,000 Active
21. 2022-05-24
    soldstatus $106,000 259-char remark

    Show marketing remark (259 chars)

    Great starter home with many updates including new shingles on house & garage, new appliances, remodeled kitchen, and garage door opener. It includes a finished, heated 2 stall garage. Located on 2 lots, includes parcel 28-6070000 and parcel 28-6069000.

22. 2022-05-24
    soldstatus $106,000

    Show marketing remark (259 chars)

    Great starter home with many updates including new shingles on house & garage, new appliances, remodeled kitchen, and garage door opener. It includes a finished, heated 2 stall garage. Located on 2 lots, includes parcel 28-6070000 and parcel 28-6069000.

23. 2022-02-07
    listed $124,900 259-char remark

    Show marketing remark (259 chars)

    Great starter home with many updates including new shingles on house & garage, new appliances, remodeled kitchen, and garage door opener. It includes a finished, heated 2 stall garage. Located on 2 lots, includes parcel 28-6070000 and parcel 28-6069000.

24. 2021-11-20
    historical
25. 2021-08-14
    listed $129,900
26. 2020-04-03
    soldstatus $63,000
27. 2020-04-01
    soldstatus $63,000
28. 2019-12-28
    listed $59,900

ⓘ 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: $12,024
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$3,200
• Taxable loss: −$1,461
• Est. tax savings @ 24.0%: +$351
• After-tax cash flow: $728/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: Lisbon 19
• NCES district ID: 3811430
• Math proficiency: 46% ▲ 2.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $53,438
• Composite: 41.04/100
• National rank: #3582
• State rank: #15 of 53 in ND

Livability — Lisbon

• Score: 70/100
• State rank: #73
• US rank: #7461

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lisbon, ND
• Population (ZIP): 3,332

Population outlook (Ransom County) Hauer SSP2

• Today (2025): 5,517 people
• By 2030: 5,534 · +0.3%
• By 2040: 5,574 · +1.0%
• By 2050: 5,654 · +2.5%
• By 2075: 6,316 · +14.5%
• By 2100: 6,749 · +22.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 1% Black 1%
• Common ancestry: Portuguese 33% Lithuanian 3% Iranian 1%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Russian/Polish/Slavic 1% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Ransom

• 2024 margin: Strong R (+28.2) · D 35.0% · R 63.1% · Other 1.9%
• 2008→2024 swing: -43.5pp toward R · 2008: 15.3pp · 2024: -28.2pp
• All cycles: 2024: R+28.2 2020: R+19.3 2016: R+16.1 2012: D+13.8 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.34%
• Current HPI: 110.413
• 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

+83.6% since first listed

11 events — show timeline

• 2026-04-06 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-08 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-08 Listed $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-24 Sold (Public Records) $106,000 Public Records
• 2022-05-24 Sold (MLS) $106,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-02-07 Listed $124,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-11-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-14 Listed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-04-03 Sold (Public Records) $63,000 Public Records
• 2020-04-01 Sold (MLS) $63,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-12-28 Listed $59,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2025): $134 · +4.8% YoY. Source: county tax records.