1329 12th St N · Fargo, ND 58102

$169,900

4 bd · 2.0 ba · 1,588 sqft · MultiFamily public records

Built 1928 Est $149k · 14% over

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Why this score? — see what drove the C- 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 +21.9/30.0
• DSCR +7.0/10.0
• 1% rule +6.2/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Key facts

• Built 1928

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 8.2% vs local median 2.5% in Fargo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 85/100 on livability (#1 in ND, #605 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Fargo 1 (urban): math 41% / reading 44% proficiency, ranked #28 of 53 in ND (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.7%/yr); 205 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 1,218 units permitted in Cass County in 2024 (410 in 5+ unit buildings).
• This rent runs 38% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Cass County population projected at +69% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 12y 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.
• Current owner paid $148k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,900

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.76%
• DSCR: 1.30
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $149,272
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1111 7th St N	0.46mi	3/3.0 (-1)	1,726 (+9%)	3mo	$162,950	$94	52

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 · 4.71% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-7,088
• Equity at exit: $25,333

10-year hold

• IRR: 7.7%
• Equity multiple: 1.63×
• Total profit: $30,145
• Equity at exit: $14,690

Cash invested: $47,572 (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 58102

• Rents YoY: 4.7%
• Active inventory: 205
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,895 high
• Mortgage (P&I): −$891
• Tax from tax record: −$267 /mo · $3,208/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $268

Break-even live

Break-even rent $1,556

Max offer price $169,900

Occupancy floor 81%

Sensitivity live

Price	-10% $364	-5% $316	+0% $268	+5% $220	+10% $172
Rent	-10% $118	-5% $193	+0% $268	+5% $343	+10% $418
Rate	-1.0pp $353	-0.5pp $311	base $268	+0.5pp $224	+1.0pp $179

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1601 N University Dr Fargo, ND	2.0–4.0	2.0–4.0	1075	$840	$0.78	21d	1	0.45mi
1515 11th Ave N Fargo, ND	4.0	1.0–4.0	862	$2,520	$2.92	14d	18	0.56mi
902 15th St N Unit 4/5 Fargo, ND	3.0	2.0	1200	$995	$0.83	21d	1	0.70mi
1951 Dakota Dr N Fargo, ND	2.0–3.0	2.0	1051	$1,395	$1.33	14d	5	0.82mi
1900 Dakota Dr N Fargo, ND	3.0–4.0	2.0–3.0	1324	$1,895	$1.43	14d	7	0.82mi
405 Broadway N Fargo, ND	3.0	1.0–2.0	973	$2,250	$2.31	14d	24	1.02mi
419 3rd St N Fargo, ND	1.0–3.0	1.0–2.0	1023	$2,600	$2.54	14d	21	1.11mi
624 2nd Ave N Fargo, ND	3.0	1.0–2.0	914	$2,025	$2.22	14d	32	1.18mi
21 8th St N Fargo, ND	4.0	1.0–3.0	949	$1,680	$1.77	14d	6	1.21mi
630 1st Ave N Fargo, ND	1.0–4.0	1.0–2.0	1098	$1,700	$1.55	14d	6	1.24mi
23 N Broadway Dr Unit 406 Fargo, ND	3.0	2.0	1225	$1,700	$1.39	14d	1	1.32mi
23 N Broadway Dr Unit 306 Fargo, ND	3.0	1.0	1100	$1,560	$1.42	21d	1	1.32mi
23 Broadway N Fargo, ND	1.0–3.0	1.0–2.0	912	$1,700	$1.86	21d	5	1.33mi
1820 Dakota Dr Fargo, ND	4.0	1.0–3.0	972	$1,895	$1.95	14d	8	1.46mi

Listing history 18 events

1. 2026-05-26
   listed $169,900
2. 2026-05-04
   soldstatus $147,500
3. 2026-01-01
   historical
4. 2025-11-15
   status Active
5. 2025-11-15
   price $179,900
6. 2025-10-30
   status Pending
7. 2025-09-25
   price $184,900
8. 2025-09-16
   price $194,900
9. 2025-08-18
   price $199,900
10. 2025-07-07
    listed $204,900 Active
11. 2023-10-03
    soldstatus $187,500
12. 2022-08-31
    historical
13. 2022-08-03
    listed $204,900
14. 2015-10-08
    soldstatus $122,655
15. 2015-10-07
    soldstatus $130,700
16. 2015-05-10
    listed $134,900
17. 2015-02-20
    historical
18. 2014-09-20
    listed $134,900

ⓘ 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: $3,208 · $267/mo
• Projected year-2 tax: $3,208 · $267/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 12 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: $22,740
• − Mortgage interest: −$9,517
• − Property taxes: −$3,208
• − Insurance: −$850
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − Depreciation: −$4,943
• Taxable income: $584
• Est. tax owed @ 24.0%: −$140
• After-tax cash flow: $3,075/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: Fargo 1
• NCES district ID: 3806780
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $46,524
• Composite: 36.23/100
• National rank: #4721
• State rank: #28 of 53 in ND

Livability — Fargo

• Score: 85/100
• State rank: #1
• US rank: #605

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fargo, ND
• County: Cass County · 177,143 people
• City population: 130,876
• Metro: Fargo, ND-MN
• Population (ZIP): 32,912
• Household income: $59,533
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 1919.0

Population outlook (Cass County) Hauer SSP2

• Today (2025): 223,771 people
• By 2030: 251,835 · +12.5%
• By 2040: 311,816 · +39.3%
• By 2050: 378,694 · +69.2%
• By 2075: 571,386 · +155.3%
• By 2100: 769,727 · +244.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 5% Two or more races 5% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Portuguese 27% Romanian 3% Scottish 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2%

Political lean MEDSL · Cass

• 2024 margin: Lean R (+8.4) · D 44.9% · R 53.3% · Other 1.9%
• 2008→2024 swing: -15.5pp toward R · 2008: 7.1pp · 2024: -8.4pp
• All cycles: 2024: R+8.4 2020: R+2.7 2016: R+10.7 2012: R+3.0 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -171.16%
• Current HPI: 155.885
• Rent YoY: ▲ 4.71%
• Metro: Fargo, ND-MN
• 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

+25.9% since first listed

18 events — show timeline

• 2026-05-26 Listed $169,900 FSBO.com
• 2026-05-04 Sold (Public Records) $147,500 Public Records
• 2026-01-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-15 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-15 Price Changed $179,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-30 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-25 Price Changed $184,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-16 Price Changed $194,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-18 Price Changed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-07 Listed $204,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-10-03 Sold (Public Records) $187,500 Public Records
• 2022-08-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2022-08-03 Listed $204,900 NORTHSTARMLS as Distributed by MLS Grid
• 2015-10-08 Sold (Public Records) $122,655 Public Records
• 2015-10-07 Sold (MLS) $130,700 NORTHSTARMLS as Distributed by MLS Grid
• 2015-05-10 Listed $134,900 NORTHSTARMLS as Distributed by MLS Grid
• 2015-02-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2014-09-20 Listed $134,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $3,208 · +9.6% YoY. Source: county tax records.