408 South Ave E · Glen Ullin, ND 58631

$59,900

2 bd · 1.0 ba · 1,155 sqft · Other · 87 Days on market

Built 1920 6,600 sqft lot

---

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 +7.5/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this cozy home in Glen Ullin. The open floor plan flows from the living room with 2 large windows for viewing and lots of natural light to the dining room, and then to the spacious kitchen. The 2 bedrooms and the full bathroom with corner tub open into the main living area. Downstairs laundry, work room, and lots of storage. There is a spacious 1 car garage and off street parking for 3 vehicles. The back yard has 2 storage sheds and and is enclosed with a wood privacy fence that opens to the alley. Glen Ullin has a 9 hole golf course, archery range, motocross track and horse show arena. There is a park for picnicking, camping and family gatherings. It is close to I94, half way between Dickinson and Bismarck. !5 miles to the Lake Tschida recreation are for water sports and fishing. This is a good area for outdoor sports. 35 miles to Coal Country by Beulah. The owner will offer a contract for deed with a suitable offer. Contact your favorite Realtor for a showing today.

Key facts

• Open floor plan
• Work room
• Downstairs laundry

Tags

• OPEN FLOOR PLAN
• NATURAL LIGHT
• SPACIOUS KITCHEN
• DOWNSTAIRS LAUNDRY
• WORK ROOM
• STORAGE SHEDS

Property features AI

Exterior

• Parking: Detached garage with 1 garage space
• Utilities: Public sewer
• Home design: Single family residence; Residential property
• Construction: Basement: concrete
• Exterior features: 47 x 140 lot; Zoned residential low density

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Eat-in kitchen; Window coverings; Concrete basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($897 rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#210 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: crime D+, health & safety D+, amenities F.
• Glen Ullin 48 (rural): math 50% / reading 45% proficiency, ranked #74 of 169 in ND (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glen Ullin Elementary School (math 42% / reading 22%, grade F, #173 of 236 statewide, top 76%, 117 students, 38% FRL); Glen Ullin High School (math 24% / reading 24%, grade F, #108 of 144 statewide, top 88%, 52 students, 38% FRL) — zoned schools average 38% FRL vs 20% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 48% district-wide (-19 pts) — the specific schools serving this property underperform the Glen Ullin 48 average; the district grade overstates school quality for this exact location.
• Market conditions: 21 active listings in the ZIP; 94 units permitted in Morton County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($414 loan paydown + $3k appreciation (4.9% local appreciation)).
• Morton County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $60k implies a 252% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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?
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: 1.50% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.40%
• DSCR: 2.04
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.1%
• Equity multiple: 3.05×
• Total profit: $34,325
• Equity at exit: $33,620

10-year hold

• IRR: 31.6%
• Equity multiple: 6.12×
• Total profit: $85,901
• Equity at exit: $57,757

Cash invested: $16,772 (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 58631

• Home prices YoY: 5.9%
• Active inventory: 21
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $897 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$43 /mo · $511/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $327

Break-even live

Break-even rent $483

Max offer price $59,900

Occupancy floor 59%

Sensitivity live

Price	-10% $361	-5% $344	+0% $327	+5% $310	+10% $293
Rent	-10% $256	-5% $292	+0% $327	+5% $362	+10% $398
Rate	-1.0pp $357	-0.5pp $342	base $327	+0.5pp $312	+1.0pp $296

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $59,900 Active 87 DOM
2. 2026-06-21
   days on market $59,900 Active 86 DOM
3. 2026-06-18
   days on market $59,900 Active 84 DOM
4. 2026-06-17
   days on market $59,900 Active 83 DOM
5. 2026-06-16
   days on market $59,900 Active 82 DOM
6. 2026-06-15
   days on market $59,900 Active 81 DOM
7. 2026-06-13
   pricedays on market $59,900 Active 79 DOM
8. 2026-06-12
   days on market $60,000 Active 78 DOM
9. 2026-06-09
   days on market $60,000 Active 75 DOM
10. 2026-06-08
    days on market $60,000 Active 74 DOM
11. 2026-06-07
    days on market $60,000 Active 73 DOM
12. 2026-06-05
    days on market $60,000 Active 71 DOM
13. 2026-06-04
    days on market $60,000 Active 69 DOM
14. 2026-06-02
    days on market $60,000 Active 68 DOM
15. 2026-06-01
    days on market $60,000 Active 67 DOM
16. 2026-05-31
    days on market $60,000 Active 66 DOM
17. 2026-04-02
    status Active 993-char remark

    Show marketing remark (993 chars)

    Welcome to this cozy home in Glen Ullin. The open floor plan flows from the living room with 2 large windows for viewing and lots of natural light to the dining room, and then to the spacious kitchen. The 2 bedrooms and the full bathroom with corner tub open into the main living area. Downstairs laundry, work room, and lots of storage. There is a spacious 1 car garage and off street parking for 3 vehicles. The back yard has 2 storage sheds and and is enclosed with a wood privacy fence that opens to the alley. Glen Ullin has a 9 hole golf course, archery range, motocross track and horse show arena. There is a park for picnicking, camping and family gatherings. It is close to I94, half way between Dickinson and Bismarck. !5 miles to the Lake Tschida recreation are for water sports and fishing. This is a good area for outdoor sports. 35 miles to Coal Country by Beulah. The owner will offer a contract for deed with a suitable offer. Contact your favorite Realtor for a showing today.

18. 2026-04-02
    status Active

    Show marketing remark (993 chars)

    Welcome to this cozy home in Glen Ullin. The open floor plan flows from the living room with 2 large windows for viewing and lots of natural light to the dining room, and then to the spacious kitchen. The 2 bedrooms and the full bathroom with corner tub open into the main living area. Downstairs laundry, work room, and lots of storage. There is a spacious 1 car garage and off street parking for 3 vehicles. The back yard has 2 storage sheds and and is enclosed with a wood privacy fence that opens to the alley. Glen Ullin has a 9 hole golf course, archery range, motocross track and horse show arena. There is a park for picnicking, camping and family gatherings. It is close to I94, half way between Dickinson and Bismarck. !5 miles to the Lake Tschida recreation are for water sports and fishing. This is a good area for outdoor sports. 35 miles to Coal Country by Beulah. The owner will offer a contract for deed with a suitable offer. Contact your favorite Realtor for a showing today.

19. 2026-03-04
    historical Active Under Contract 993-char remark

    Show marketing remark (993 chars)

    Welcome to this cozy home in Glen Ullin. The open floor plan flows from the living room with 2 large windows for viewing and lots of natural light to the dining room, and then to the spacious kitchen. The 2 bedrooms and the full bathroom with corner tub open into the main living area. Downstairs laundry, work room, and lots of storage. There is a spacious 1 car garage and off street parking for 3 vehicles. The back yard has 2 storage sheds and and is enclosed with a wood privacy fence that opens to the alley. Glen Ullin has a 9 hole golf course, archery range, motocross track and horse show arena. There is a park for picnicking, camping and family gatherings. It is close to I94, half way between Dickinson and Bismarck. !5 miles to the Lake Tschida recreation are for water sports and fishing. This is a good area for outdoor sports. 35 miles to Coal Country by Beulah. The owner will offer a contract for deed with a suitable offer. Contact your favorite Realtor for a showing today.

20. 2026-02-18
    status Pending 993-char remark

    Show marketing remark (993 chars)

    Welcome to this cozy home in Glen Ullin. The open floor plan flows from the living room with 2 large windows for viewing and lots of natural light to the dining room, and then to the spacious kitchen. The 2 bedrooms and the full bathroom with corner tub open into the main living area. Downstairs laundry, work room, and lots of storage. There is a spacious 1 car garage and off street parking for 3 vehicles. The back yard has 2 storage sheds and and is enclosed with a wood privacy fence that opens to the alley. Glen Ullin has a 9 hole golf course, archery range, motocross track and horse show arena. There is a park for picnicking, camping and family gatherings. It is close to I94, half way between Dickinson and Bismarck. !5 miles to the Lake Tschida recreation are for water sports and fishing. This is a good area for outdoor sports. 35 miles to Coal Country by Beulah. The owner will offer a contract for deed with a suitable offer. Contact your favorite Realtor for a showing today.

21. 2026-02-13
    price $60,000 993-char remark

    Show marketing remark (993 chars)

    Welcome to this cozy home in Glen Ullin. The open floor plan flows from the living room with 2 large windows for viewing and lots of natural light to the dining room, and then to the spacious kitchen. The 2 bedrooms and the full bathroom with corner tub open into the main living area. Downstairs laundry, work room, and lots of storage. There is a spacious 1 car garage and off street parking for 3 vehicles. The back yard has 2 storage sheds and and is enclosed with a wood privacy fence that opens to the alley. Glen Ullin has a 9 hole golf course, archery range, motocross track and horse show arena. There is a park for picnicking, camping and family gatherings. It is close to I94, half way between Dickinson and Bismarck. !5 miles to the Lake Tschida recreation are for water sports and fishing. This is a good area for outdoor sports. 35 miles to Coal Country by Beulah. The owner will offer a contract for deed with a suitable offer. Contact your favorite Realtor for a showing today.

22. 2026-02-13
    price $60,000

    Show marketing remark (993 chars)

    Welcome to this cozy home in Glen Ullin. The open floor plan flows from the living room with 2 large windows for viewing and lots of natural light to the dining room, and then to the spacious kitchen. The 2 bedrooms and the full bathroom with corner tub open into the main living area. Downstairs laundry, work room, and lots of storage. There is a spacious 1 car garage and off street parking for 3 vehicles. The back yard has 2 storage sheds and and is enclosed with a wood privacy fence that opens to the alley. Glen Ullin has a 9 hole golf course, archery range, motocross track and horse show arena. There is a park for picnicking, camping and family gatherings. It is close to I94, half way between Dickinson and Bismarck. !5 miles to the Lake Tschida recreation are for water sports and fishing. This is a good area for outdoor sports. 35 miles to Coal Country by Beulah. The owner will offer a contract for deed with a suitable offer. Contact your favorite Realtor for a showing today.

23. 2026-02-12
    listed $70,000 Active
24. 2026-02-11
    listed $65,000 Active 993-char remark

    Show marketing remark (993 chars)

    Welcome to this cozy home in Glen Ullin. The open floor plan flows from the living room with 2 large windows for viewing and lots of natural light to the dining room, and then to the spacious kitchen. The 2 bedrooms and the full bathroom with corner tub open into the main living area. Downstairs laundry, work room, and lots of storage. There is a spacious 1 car garage and off street parking for 3 vehicles. The back yard has 2 storage sheds and and is enclosed with a wood privacy fence that opens to the alley. Glen Ullin has a 9 hole golf course, archery range, motocross track and horse show arena. There is a park for picnicking, camping and family gatherings. It is close to I94, half way between Dickinson and Bismarck. !5 miles to the Lake Tschida recreation are for water sports and fishing. This is a good area for outdoor sports. 35 miles to Coal Country by Beulah. The owner will offer a contract for deed with a suitable offer. Contact your favorite Realtor for a showing today.

25. 2025-12-02
    soldstatus $17,000
26. 2021-11-29
    soldstatus
27. 2018-12-05
    soldstatus $3,965
28. 2011-04-18
    soldstatus

ⓘ 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: $511 · $43/mo
• Projected year-2 tax: $587 · $49/mo
• Expected delta: +$76/yr (+$6/mo · 15.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,765
• − Mortgage interest: −$3,355
• − Property taxes: −$511
• − Insurance: −$300
• − Repairs & maintenance: −$861
• − Management: −$861
• − Depreciation: −$1,743
• Taxable income: $3,134
• Est. tax owed @ 24.0%: −$752
• After-tax cash flow: $3,172/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: Glen Ullin 48
• NCES district ID: 3807830
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $46,129
• Composite: 42.48/100
• National rank: #6881
• State rank: #74 of 169 in ND

Livability — Glen Ullin

• Score: 64/100
• State rank: #210
• US rank: #14513

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glen Ullin, ND
• Population (ZIP): 948

Population outlook (Morton County) Hauer SSP2

• Today (2025): 36,682 people
• By 2030: 39,967 · +9.0%
• By 2040: 46,921 · +27.9%
• By 2050: 54,157 · +47.6%
• By 2075: 73,661 · +100.8%
• By 2100: 89,885 · +145.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Pacific Islander 2%
• Common ancestry: Scotch-Irish 7% Portuguese 6% Romanian 2%
• Foreign-born: 2%
• Languages at home: 93% English-only · German/W. Germanic 5% Other Asian/Pacific 1%

Political lean MEDSL · Morton

• 2024 margin: Solid R (+53.8) · D 22.2% · R 75.9% · Other 1.9%
• 2008→2024 swing: -32.7pp toward R · 2008: -21.0pp · 2024: -53.8pp
• All cycles: 2024: R+53.8 2020: R+50.4 2016: R+53.0 2012: R+31.1 2008: R+21.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.91%
• Current HPI: 87.7012
• 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

+1413.2% since first listed

12 events — show timeline

• 2026-04-02 Relisted — GNMLS
• 2026-04-02 Relisted — Badlands BOR MLS
• 2026-03-04 Contingent — GNMLS
• 2026-02-18 Pending — GNMLS
• 2026-02-13 Price Changed $60,000 GNMLS
• 2026-02-13 Price Changed $60,000 Badlands BOR MLS
• 2026-02-12 Listed $70,000 Badlands BOR MLS
• 2026-02-11 Listed $65,000 GNMLS
• 2025-12-02 Sold (Public Records) $17,000 Public Records
• 2021-11-29 Sold (Public Records) — Public Records
• 2018-12-05 Sold (Public Records) $3,965 Public Records
• 2011-04-18 Sold (Public Records) — Public Records

Property tax history

+12.5%/yr

Latest (2025): $511 · +0.3% YoY. Source: county tax records.