204 Broadway St N · Linton, ND 58552

$55,000

1 bd · 1.0 ba · 700 sqft · Other · 24 Days on market

Built 1950 Poor condition

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Key facts

• Downtown linton
• Clean basement
• Built 1950

Tags

• CENTRAL AIR CONDITIONER
• CENTRAL HEATER FURNACE
• CLEAN BASEMENT
• DOWNTOWN LINTON

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $55k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($780 rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#80 in ND) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: amenities F, commute F, employment F.
• Linton 36 (rural): math 55% / reading 60% proficiency, ranked #17 of 169 in ND (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 31 active listings in the ZIP; 26 units permitted in Emmons County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($380 loan paydown + $3k appreciation (4.7% local appreciation)).
• Emmons County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,175 (1.5% below list)

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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.42% ✓
• Cap rate: 11.45%
• Cash-on-cash: 18.41%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.3%
• Equity multiple: 2.74×
• Total profit: $26,845
• Equity at exit: $30,216

10-year hold

• IRR: 27.4%
• Equity multiple: 5.46×
• Total profit: $68,611
• Equity at exit: $51,379

Cash invested: $15,400 (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 58552

• Home prices YoY: 4.2%
• Active inventory: 31
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $780 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $236

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 65%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $55,000 Active 24 DOM
2. 2026-06-18
   days on market $55,000 Active 23 DOM
3. 2026-06-17
   days on market $55,000 Active 22 DOM
4. 2026-06-16
   days on market $55,000 Active 21 DOM
5. 2026-06-15
   days on market $55,000 Active 20 DOM
6. 2026-06-14
   days on market $55,000 Active 18 DOM
7. 2026-06-13
   days on market $55,000 Active 17 DOM
8. 2026-06-10
   days on market $55,000 Active 15 DOM
9. 2026-06-09
   days on market $55,000 Active 14 DOM
10. 2026-06-08
    days on market $55,000 Active 13 DOM
11. 2026-06-07
    days on market $55,000 Active 12 DOM
12. 2026-06-05
    days on market $55,000 Active 9 DOM
13. 2026-06-02
    days on market $55,000 Active 7 DOM
14. 2026-06-01
    days on market $55,000 Active 6 DOM
15. 2026-05-31
    days on market $55,000 Active 5 DOM
16. 2026-05-30
    days on market $55,000 Active 4 DOM
17. 2026-05-26
    listed $55,000 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

• 🌡 Heat 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,363
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$749
• − Management: −$749
• − Depreciation: −$1,600
• Taxable income: $2,084
• Est. tax owed @ 24.0%: −$500
• After-tax cash flow: $2,336/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 · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs, including a new roof and siding repair, to improve its condition and value.

Repairs flagged

• Major roof — Significant wear and possible damage
• Major exterior siding — Severe weathering and damage

Value-add opportunities

• Resale roof replacement — A new roof would significantly improve the home's appearance and value
• Resale exterior siding repair — Repairing the siding would improve the home's curb appeal and value
• Both painting — Painting the exterior would improve both the resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and possible damage	Major	$15,000–50,000
exterior siding · Severe weathering and damage	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale roof replacement — A new roof would significantly improve the home's appearance and value ↑
• Resale exterior siding repair — Repairing the siding would improve the home's curb appeal and value ↑
• Both painting — Painting the exterior would improve both the resale and rental 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: Linton 36
• NCES district ID: 3800017
• Math proficiency: 55% ▬ 0.00%
• Reading proficiency: 60% ▬ 0.00%
• Median HH income: $39,620
• Composite: 49.71/100
• National rank: #4233
• State rank: #17 of 169 in ND

Livability — Linton

• Score: 70/100
• State rank: #80
• US rank: #7677

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Linton, ND
• Population (ZIP): 1,460

Population outlook (Emmons County) Hauer SSP2

• Today (2025): 3,079 people
• By 2030: 2,966 · -3.7%
• By 2040: 2,820 · -8.4%
• By 2050: 2,665 · -13.4%
• By 2075: 2,909 · -5.5%
• By 2100: 2,703 · -12.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Native American 2% Asian 1%
• Common ancestry: Portuguese 8% Scotch-Irish 7% Iranian 2%
• Foreign-born: 3%
• Languages at home: 90% English-only · German/W. Germanic 9% Other Asian/Pacific 1%

Political lean MEDSL · Emmons

• 2024 margin: Solid R (+77.6) · D 10.7% · R 88.2% · Other 1.1%
• 2008→2024 swing: -40.4pp toward R · 2008: -37.2pp · 2024: -77.6pp
• All cycles: 2024: R+77.6 2020: R+74.7 2016: R+74.4 2012: R+56.2 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.71%
• Current HPI: 116.3143
• 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

1 event — show timeline

• 2026-05-26 Listed $55,000 FSBO.com