452 N Central Ave · Beach, ND 58621

$180,000

5 bd · 2.0 ba · 1,714 sqft · SingleFamily · 93 Days on market

Built 1906 0.39 ac lot Est $134k · 35% over

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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 +11.7/30.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Key facts

• Updated electrical
• Enclosed porches
• Walk-in closet

Tags

• ORIGINAL WOOD FLOORING
• CLASSIC BUILT-INS
• UPDATED ELECTRICAL
• UPDATED PLUMBING
• ENCLOSED PORCHES
• WALK-IN CLOSET

Property features AI

Finance

• Other: Listed by Infinity Real Estate Group LLC

Exterior

• Parking: Has garage
• Utilities: Public sewer
• Home design: Single-family residence; Residential property type
• Construction: Basement: Unfinished, block
• Exterior features: Lot dimensions approximately 122 x 141; Low density residential zoning

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Other interior: 12 total rooms; Unfinished block basement
• Heating & cooling: Forced air heating; Has heating; Has cooling
• Interior features: Eat-in kitchen; Window coverings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-52 ($-619/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (16.1% below list).
• Recommended offer: $151k (16.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#4 in ND, #2,032 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Beach 3 (rural): math 40% / reading 40% proficiency, ranked #107 of 169 in ND (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lincoln Elementary School (math 47% / reading 42%, grade F, #102 of 236 statewide, top 49%, 146 students, 39% FRL); Beach High School (math 34% / reading 44%, grade F, #57 of 144 statewide, top 48%, 129 students, 39% FRL).
• Market conditions: 22 active listings in the ZIP; 5 units permitted in Golden Valley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Golden Valley County population projected at +51% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,934 (16.1% 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 93 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.84% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.23%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $133,692
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 4th Ave SE	0.67mi	4/1.5 (-1)	1,920 (+12%)	24mo	$149,900	$78	22

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 6.4%
• Equity multiple: 1.37×
• Total profit: $18,422
• Equity at exit: $80,936

10-year hold

• IRR: 9.2%
• Equity multiple: 2.39×
• Total profit: $70,244
• Equity at exit: $124,732

Cash invested: $50,400 (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 58621

• Active inventory: 22
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,509 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-52

Break-even live

Break-even rent $1,575

Max offer price $172,539

Occupancy floor 98%

Sensitivity live

Price	-10% $73	-5% $11	+0% $-52	+5% $-114	+10% $-176
Rent	-10% $-171	-5% $-111	+0% $-52	+5% $8	+10% $68
Rate	-1.0pp $39	-0.5pp $-6	base $-52	+0.5pp $-98	+1.0pp $-146

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-10
   days on market $180,000 Active 93 DOM
2. 2026-06-09
   days on market $180,000 Active 92 DOM
3. 2026-06-08
   days on market $180,000 Active 91 DOM
4. 2026-06-07
   days on market $180,000 Active 90 DOM
5. 2026-06-03
   days on market $180,000 Active 86 DOM
6. 2026-06-02
   days on market $180,000 Active 85 DOM
7. 2026-06-01
   days on market $180,000 Active 84 DOM
8. 2026-05-31
   days on market $180,000 Active 83 DOM
9. 2026-05-31
   days on market $180,000 Active 82 DOM
10. 2026-04-14
    status Active
11. 2026-04-04
    historical Active Under Contract
12. 2026-03-27
    status Active
13. 2026-03-26
    historical Active Under Contract
14. 2026-03-09
    listed $180,000 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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 14 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: $18,112
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$5,236
• Taxable loss: −$3,705
• Est. tax savings @ 24.0%: +$889
• After-tax cash flow: $270/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: Beach 3
• NCES district ID: 3802380
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $38,333
• Composite: 35.81/100
• National rank: #9624
• State rank: #107 of 169 in ND

Livability — Beach

• Score: 79/100
• State rank: #4
• US rank: #2032

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beach, ND
• Population (ZIP): 1,203

Population outlook (Golden Valley County) Hauer SSP2

• Today (2025): 2,209 people
• By 2030: 2,428 · +9.9%
• By 2040: 2,878 · +30.3%
• By 2050: 3,342 · +51.3%
• By 2075: 4,620 · +109.1%
• By 2100: 5,663 · +156.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 11%
• Common ancestry: Portuguese 7% Romanian 7% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Golden Valley

• 2024 margin: Solid R (+73.7) · D 12.4% · R 86.1% · Other 1.5%
• 2008→2024 swing: -24.3pp toward R · 2008: -49.4pp · 2024: -73.7pp
• All cycles: 2024: R+73.7 2020: R+71.5 2016: R+73.7 2012: R+62.7 2008: R+49.4

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

5 events — show timeline

• 2026-04-14 Relisted — Badlands BOR MLS
• 2026-04-04 Contingent — Badlands BOR MLS
• 2026-03-27 Relisted — Badlands BOR MLS
• 2026-03-26 Contingent — Badlands BOR MLS
• 2026-03-09 Listed $180,000 Badlands BOR MLS