716 5th Ave E · New England, ND 58647

$39,000

5 bd · 3.0 ba · 2,200 sqft · SingleFamily · 7 Days on market

Built 1980 Poor condition 0.32 ac lot ↓ 44% 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
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Key facts

• Daylight basement
• 100-foot water line
• Electrical inspected

Tags

• DAYLIGHT BASEMENT
• FINISHED CONCRETE SLAB FLOORS
• 100-FOOT WATER LINE
• DRAIN PLUMBING TESTED
• ELECTRICAL INSPECTED
• RV HOOKUP

Property features AI

Finance

• Other: Lot approx. 14,000 sq ft (dimensions ~100 x 140); public maintained road; Has additional parcels; Living area reported ~2,200 sq ft; total building area ~2,400

Exterior

• Parking: Attached garage (1 car) — garage dimensions approx. 34 x 16
• Utilities: City water connected; City sewer connected; Propane fuel
• Home design: Residential property; Facing unspecified; Entry level unspecified
• Construction: Block foundation; Asphalt roof (over 8 years); Foundation area approx. 1,200; Above-grade finished area approx. 1,200; below-grade finished area approx. 1,000
• Exterior features: Wood exterior

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement with wood finish; One level

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $39k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $842 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).

Location & tenants

• Location reads 66/100 on livability (#175 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D+, schools F, amenities F.
• New England 9 (rural): math 35% / reading 20% proficiency, ranked #145 of 169 in ND (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 8 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($270 loan paydown + $1k appreciation (3.0% local appreciation)).
• Hettinger County population projected at +68% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $39,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.61% ✓
• Cap rate: 32.21%
• Cash-on-cash: 92.56%
• DSCR: 5.12
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $180,400
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
816 4th Ave E	0.09mi	4/2.0 (-1)	2,184 (-1%)	6mo	$180,000	$82	81
57 7th St E	0.25mi	4/2.0 (-1)	2,016 (-8%)	20mo	$74,900	$37	49

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: 96.8%
• Equity multiple: 6.34×
• Total profit: $58,366
• Equity at exit: $17,536

10-year hold

• IRR: 96.4%
• Equity multiple: 13.15×
• Total profit: $132,628
• Equity at exit: $27,025

Cash invested: $10,920 (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 58647

• Active inventory: 8
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,407 medium
• Mortgage (P&I): −$205
• Tax est. 1.5%: −$49 /mo · $585/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $842

Break-even live

Break-even rent $341

Max offer price $39,000

Occupancy floor 35%

Sensitivity live

Price	-10% $869	-5% $856	+0% $842	+5% $829	+10% $815
Rent	-10% $731	-5% $787	+0% $842	+5% $898	+10% $953
Rate	-1.0pp $862	-0.5pp $852	base $842	+0.5pp $832	+1.0pp $822

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-05
   days on market $39,000 Active 7 DOM
2. 2026-06-03
   days on market $39,000 Active 6 DOM
3. 2026-06-02
   days on market $39,000 Active 5 DOM
4. 2026-06-01
   days on market $39,000 Active 4 DOM
5. 2026-05-31
   days on market $39,000 Active 3 DOM
6. 2026-05-30
   days on market $39,000 Active 2 DOM
7. 2026-05-28
   price $39,000
8. 2026-05-28
   listed $69,900 Active

ⓘ 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: $16,888
• − Mortgage interest: −$2,185
• − Property taxes: −$585
• − Insurance: −$195
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$1,135
• Taxable income: $10,087
• Est. tax owed @ 24.0%: −$2,421
• After-tax cash flow: $7,687/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.

Condition & rehab AI · 8 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and improvements, including a new roof, exterior siding, and landscaping. Significant value can be added through these updates.

Repairs flagged

• Major roof — Shingles are visibly damaged
• Major exterior siding — Siding is peeling and damaged
• Major landscaping — Overgrown lawn and unkempt landscaping

Value-add opportunities

• Both repair and replace roof — A new roof would significantly improve the home's appearance and functionality
• Both repair and replace exterior siding — New siding would improve the home's curb appeal and durability
• Both landscaping and yard work — A well-maintained yard would enhance the home's appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Shingles are visibly damaged	Major	$15,000–50,000
exterior siding · Siding is peeling and damaged	Major	$15,000–50,000
landscaping · Overgrown lawn and unkempt landscaping	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both repair and replace roof — A new roof would significantly improve the home's appearance and functionality ↑
• Both repair and replace exterior siding — New siding would improve the home's curb appeal and durability ↑
• Both landscaping and yard work — A well-maintained yard would enhance the home's appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: New England 9
• NCES district ID: 3800027
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $50,044
• Composite: 27.1/100
• National rank: #12477
• State rank: #145 of 169 in ND

Livability — New England

• Score: 66/100
• State rank: #175
• US rank: #12326

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New England, ND
• Population (ZIP): 1,120

Population outlook (Hettinger County) Hauer SSP2

• Today (2025): 3,198 people
• By 2030: 3,515 · +9.9%
• By 2040: 4,334 · +35.5%
• By 2050: 5,386 · +68.4%
• By 2075: 8,765 · +174.1%
• By 2100: 11,627 · +263.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Native American 4% Two or more races 3%
• Common ancestry: Portuguese 7% Romanian 3% Scotch-Irish 2%
• Foreign-born: 1% · South Korea
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Hettinger

• 2024 margin: Solid R (+69.3) · D 14.8% · R 84.2% · Other 1.0%
• 2008→2024 swing: -33.2pp toward R · 2008: -36.1pp · 2024: -69.3pp
• All cycles: 2024: R+69.3 2020: R+68.2 2016: R+68.5 2012: R+50.7 2008: R+36.1

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

-44.2% since first listed

2 events — show timeline

• 2026-05-28 Price Changed $39,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-28 Listed $69,900 NORTHSTARMLS as Distributed by MLS Grid