112 4th St · Glen Ullin, ND 58631

$25,000

3 bd · 1.0 ba · 795 sqft · Other · 76 Days on market

Built 1912 7,100 sqft lot

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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 +7.5/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This property presents a fantastic opportunity for those interested in fixer-upper homes. The house features a welcoming front deck that leads directly into the living room, creating a pleasant entryway for residents and guests alike. Inside, you will find an eat-in kitchen that is perfect for casual dining, as well as main floor laundry for added convenience. The main floor also includes two bedrooms and a bathroom, making it suitable for a variety of living arrangements. Upstairs, there is an additional bedroom and a storeroom, offering extra space for guests or storage needs. The partial basement remains unfinished, providing potential for customization or additional living space according to your preferences. The property comes with a small one-car garage, ideal for parking or extra storage. All appliances and furniture are included in the sale, making this a move-in ready option for new homeowners. Additionally, the owner's belongings are also part of the sale, so buyers will have the option to keep or remove these items as they see fit. This home is conveniently situated 50 miles from both Bismarck and Dickinson, 35 miles from Beulah, and just 15 miles from Lake Tschida--perfect for enjoying water sports and fishing. Glen Ullin offers a variety of recreational amenities including parks, RV hookups, a nine-hole golf course, a motocross track, and an archery range, making it an appealing place to call home. Don't miss this opportunity to own a home at a reasonable price in a community with plenty to offer.

Key facts

• Additional bedroom
• Storeroom
• Partial basement

Tags

• EAT-IN KITCHEN
• MAIN FLOOR LAUNDRY
• ADDITIONAL BEDROOM
• STOREROOM
• PARTIAL BASEMENT
• SMALL ONE-CAR GARAGE

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public sewer
• Home design: Single family residence; Residential property type
• Construction: Basement: Concrete
• Exterior features: 50 x 140 lot; Zoned residential low density

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has heating; Has cooling
• Interior features: Eat-in kitchen; Window coverings; 8 total rooms; Concrete basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $25k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($805 rent vs $25k).
• Recommended offer: $24k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#210 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: schools C-, crime D+, health & safety D+.
• Glen Ullin 48 (rural): math 50% / reading 45% proficiency, ranked #74 of 169 in ND (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 21 active listings in the ZIP; 94 units permitted in Morton County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($173 loan paydown + $1k appreciation (4.9% local appreciation)).
• Morton County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($24k) 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.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $23,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.22% ✓
• Cap rate: 29.03%
• Cash-on-cash: 81.22%
• DSCR: 4.61
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 87.1%
• Equity multiple: 6.12×
• Total profit: $35,815
• Equity at exit: $14,032

10-year hold

• IRR: 85.3%
• Equity multiple: 12.75×
• Total profit: $82,257
• Equity at exit: $24,106

Cash invested: $7,000 (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 58631

• Home prices YoY: 5.9%
• Active inventory: 21
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $805 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$20 /mo · $244/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $474

Break-even live

Break-even rent $205

Max offer price $25,000

Occupancy floor 36%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $25,000 Active 76 DOM
2. 2026-06-17
   days on market $25,000 Active 75 DOM
3. 2026-06-16
   days on market $25,000 Active 74 DOM
4. 2026-06-15
   days on market $25,000 Active 73 DOM
5. 2026-06-13
   days on market $25,000 Active 71 DOM
6. 2026-06-12
   days on market $25,000 Active 70 DOM
7. 2026-06-09
   days on market $25,000 Active 67 DOM
8. 2026-06-08
   days on market $25,000 Active 66 DOM
9. 2026-06-07
   days on market $25,000 Active 65 DOM
10. 2026-06-05
    days on market $25,000 Active 63 DOM
11. 2026-06-04
    days on market $25,000 Active 61 DOM
12. 2026-06-02
    days on market $25,000 Active 60 DOM
13. 2026-06-01
    days on market $25,000 Active 59 DOM
14. 2026-05-31
    days on market $25,000 Active 58 DOM
15. 2026-04-02
    listed $25,000 Active

    Show marketing remark (1535 chars)

    This property presents a fantastic opportunity for those interested in fixer-upper homes. The house features a welcoming front deck that leads directly into the living room, creating a pleasant entryway for residents and guests alike. Inside, you will find an eat-in kitchen that is perfect for casual dining, as well as main floor laundry for added convenience. The main floor also includes two bedrooms and a bathroom, making it suitable for a variety of living arrangements. Upstairs, there is an additional bedroom and a storeroom, offering extra space for guests or storage needs. The partial basement remains unfinished, providing potential for customization or additional living space according to your preferences. The property comes with a small one-car garage, ideal for parking or extra storage. All appliances and furniture are included in the sale, making this a move-in ready option for new homeowners. Additionally, the owner's belongings are also part of the sale, so buyers will have the option to keep or remove these items as they see fit. This home is conveniently situated 50 miles from both Bismarck and Dickinson, 35 miles from Beulah, and just 15 miles from Lake Tschida--perfect for enjoying water sports and fishing. Glen Ullin offers a variety of recreational amenities including parks, RV hookups, a nine-hole golf course, a motocross track, and an archery range, making it an appealing place to call home. Don't miss this opportunity to own a home at a reasonable price in a community with plenty to offer.

16. 2026-04-02
    listed $25,000 Active 1535-char remark

    Show marketing remark (1535 chars)

    This property presents a fantastic opportunity for those interested in fixer-upper homes. The house features a welcoming front deck that leads directly into the living room, creating a pleasant entryway for residents and guests alike. Inside, you will find an eat-in kitchen that is perfect for casual dining, as well as main floor laundry for added convenience. The main floor also includes two bedrooms and a bathroom, making it suitable for a variety of living arrangements. Upstairs, there is an additional bedroom and a storeroom, offering extra space for guests or storage needs. The partial basement remains unfinished, providing potential for customization or additional living space according to your preferences. The property comes with a small one-car garage, ideal for parking or extra storage. All appliances and furniture are included in the sale, making this a move-in ready option for new homeowners. Additionally, the owner's belongings are also part of the sale, so buyers will have the option to keep or remove these items as they see fit. This home is conveniently situated 50 miles from both Bismarck and Dickinson, 35 miles from Beulah, and just 15 miles from Lake Tschida--perfect for enjoying water sports and fishing. Glen Ullin offers a variety of recreational amenities including parks, RV hookups, a nine-hole golf course, a motocross track, and an archery range, making it an appealing place to call home. Don't miss this opportunity to own a home at a reasonable price in a community with plenty to offer.

ⓘ 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: $244 · $20/mo
• Projected year-2 tax: $245 · $20/mo
• Expected delta: $0/yr ($0/mo · 0.2%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,656
• − Mortgage interest: −$1,400
• − Property taxes: −$244
• − Insurance: −$125
• − Repairs & maintenance: −$772
• − Management: −$772
• − Depreciation: −$727
• Taxable income: $5,614
• Est. tax owed @ 24.0%: −$1,347
• After-tax cash flow: $4,338/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: Glen Ullin 48
• NCES district ID: 3807830
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $46,129
• Composite: 42.48/100
• National rank: #6881
• State rank: #74 of 169 in ND

Livability — Glen Ullin

• Score: 64/100
• State rank: #210
• US rank: #14513

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glen Ullin, ND
• Population (ZIP): 948

Population outlook (Morton County) Hauer SSP2

• Today (2025): 36,682 people
• By 2030: 39,967 · +9.0%
• By 2040: 46,921 · +27.9%
• By 2050: 54,157 · +47.6%
• By 2075: 73,661 · +100.8%
• By 2100: 89,885 · +145.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Pacific Islander 2%
• Common ancestry: Scotch-Irish 7% Portuguese 6% Romanian 2%
• Foreign-born: 2%
• Languages at home: 93% English-only · German/W. Germanic 5% Other Asian/Pacific 1%

Political lean MEDSL · Morton

• 2024 margin: Solid R (+53.8) · D 22.2% · R 75.9% · Other 1.9%
• 2008→2024 swing: -32.7pp toward R · 2008: -21.0pp · 2024: -53.8pp
• All cycles: 2024: R+53.8 2020: R+50.4 2016: R+53.0 2012: R+31.1 2008: R+21.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.91%
• Current HPI: 87.7012
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-02 Listed $25,000 GNMLS
• 2026-04-02 Listed $25,000 Badlands BOR MLS

Property tax history

+6.6%/yr

Latest (2025): $244 · +0.0% YoY. Source: county tax records.