128 Park Ave W · Bowdon, ND 58418

$30,000

3 bd · 1.0 ba · 1,300 sqft · Other · 94 Days on market

0.30 ac lot ↓ 50% since listing

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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 +5.0/10.0
• Schools +4.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Small-town location
• New exterior doors
• Single-level layout

Tags

• NEW VINYL PLANK FLOORING
• NEW EXTERIOR DOORS
• SINGLE-LEVEL LAYOUT
• SMALL-TOWN LOCATION
• QUICK ACCESS TO HUNTING LAND

Property features AI

Finance

• Other: Property listed as residential single-family

Exterior

• Parking: Attached garage with garage door opener (1 garage space) — garage faces front
• Utilities: Public water; Public sewer; Electricity connected; Propane available; Sewer connected; Water connected
• Home design: Single family residence; One story
• Construction: Wood siding; Asphalt roof; Concrete perimeter foundation; Built on a 0.3-acre lot (approx. 50 x 120)
• Exterior features: Rain gutters; Level lot; Gravel road access; City street frontage; Publicly maintained road

Interior

• Kitchen: Gas cooktop; Oven; Range; Refrigerator; Freezer; Dishwasher not listed
• Flooring: Vinyl flooring; Carpet flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant floor heating; Hot water heating; Propane heating; Wall/Window cooling units
• Interior features: Dryer, Freezer, Oven, Range, Refrigerator; Gas cooktop; Basement: concrete partial crawl space with sump pump; unfinished; Vinyl and carpet flooring
• Laundry & utility: Washer and dryer; Propane heating supply

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $30k.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $27k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#312 in ND) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, employment D+, crime D-.
• Fessenden-Bowdon 25 (rural): math 45% / reading 50% proficiency, ranked #68 of 169 in ND (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Fessenden-Bowdon Elementary School (math 37% / reading 27%, grade F, #173 of 236 statewide, top 76%, 130 students, 20% FRL); Fessenden-Bowdon High School (math 24% / reading 24%, grade F, #108 of 144 statewide, top 88%, 49 students, 20% FRL) — zoned schools at 20% FRL track the district average.
• Zoned-school proficiency averages 28% at this address vs 48% district-wide (-19 pts) — the specific schools serving this property underperform the Fessenden-Bowdon 25 average; the district grade overstates school quality for this exact location.
• Market conditions: 2 active listings in the ZIP; 1 units permitted in Wells County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($207 loan paydown + $900 appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $15k; list at $30k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $27,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.66% ✓
• Cap rate: 33.37%
• Cash-on-cash: 96.71%
• DSCR: 5.30
• GRM: 2.3

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: —
• Equity multiple: 6.56×
• Total profit: $46,736
• Equity at exit: $13,489

10-year hold

• IRR: —
• Equity multiple: 13.61×
• Total profit: $105,964
• Equity at exit: $20,789

Cash invested: $8,400 (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 58418

• Active inventory: 2
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,099 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$21 /mo · $256/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $677

Break-even live

Break-even rent $242

Max offer price $30,000

Occupancy floor 33%

Sensitivity live

Price	-10% $694	-5% $685	+0% $677	+5% $668	+10% $660
Rent	-10% $590	-5% $634	+0% $677	+5% $720	+10% $764
Rate	-1.0pp $692	-0.5pp $685	base $677	+0.5pp $669	+1.0pp $661

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-20
   status Pending
2. 2026-02-16
   status Active
3. 2026-02-04
   soldstatus $15,000
4. 2026-01-31
   status Pending
5. 2026-01-28
   listed $30,000 Active

ⓘ 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: $256 · $21/mo
• Projected year-2 tax: $294 · $24/mo
• Expected delta: +$38/yr (+$3/mo · 14.9%)

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

Taxation est. · year 1

• Rental income: $13,186
• − Mortgage interest: −$1,680
• − Property taxes: −$256
• − Insurance: −$150
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$873
• Taxable income: $8,117
• Est. tax owed @ 24.0%: −$1,948
• After-tax cash flow: $6,175/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: Fessenden-Bowdon 25
• NCES district ID: 3800049
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 50% ▼ -10.00%
• Median HH income: $49,109
• Composite: 42.74/100
• National rank: #6780
• State rank: #68 of 169 in ND

Livability — Bowdon

• Score: 57/100
• State rank: #312
• US rank: #22151

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bowdon, ND
• Population (ZIP): 336

Population outlook (Wells County) Hauer SSP2

• Today (2025): 4,023 people
• By 2030: 3,980 · -1.1%
• By 2040: 4,035 · +0.3%
• By 2050: 4,088 · +1.6%
• By 2075: 4,900 · +21.8%
• By 2100: 4,939 · +22.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Portuguese 16% Slovak 4% Scotch-Irish 1%

Political lean MEDSL · Wells

• 2024 margin: Solid R (+62.9) · D 18.1% · R 81.0%
• 2008→2024 swing: -36.5pp toward R · 2008: -26.4pp · 2024: -62.9pp
• All cycles: 2024: R+62.9 2020: R+61.1 2016: R+58.4 2012: R+41.3 2008: R+26.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-50.0% since first listed

5 events — show timeline

• 2026-05-20 Pending — GNMLS
• 2026-02-16 Relisted — GNMLS
• 2026-02-04 Sold (Public Records) $15,000 Public Records
• 2026-01-31 Pending — GNMLS
• 2026-01-28 Listed $30,000 GNMLS

Property tax history

+1.1%/yr

Latest (2025): $256 · -12.1% YoY. Source: county tax records.