6,8,10-10b Front St · White Earth, ND 58794

$129,900

9 bd · 5.1 ba · 4,184 sqft · MultiFamily · 31 Days on market

Built 1960 Fair condition 0.60 ac 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 +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Unique Investment Opportunity to own multiple income-producing units on two lots. This rare investment features FIVE rental properties situated on two contiguous lots on Front street in White Earth. This property offers a strong income stream and a diverse mix of housing types. This portfolio includes four mobile homes located at 6, 8, 10A, and 10B Front St, along with 10- a concrete studio home. Each unit offers comfortable living space & your future or current tenants do not share walls with any other tenant. . making this a more desirable rental. The concrete studio provides durable, low-maintenance construction, while the mobile homes deliver proven rental performance. If you're ready to dip your toes into the exciting world of investing, this property is swimming in potential and an excellent opportunity for not only investors, but owner-occupants as well! Due to the complexity of this property, financing may not be possible. Call your favorite agent to tour this property!

Key facts

• Strong income stream
• Four mobile homes
• Concrete studio home

Tags

• STRONG INCOME STREAM
• FOUR MOBILE HOMES
• CONCRETE STUDIO HOME
• PROVEN RENTAL PERFORMANCE

Property features AI

Exterior

• Parking: On-street parking; Off-street parking
• Utilities: Sewer: holding tank and septic tank
• Home design: Multi-family residential income property; One level
• Construction: Wood siding; Concrete; Metal siding; Asphalt and metal roofs
• Exterior features: No notable exterior features listed; Irregular lot

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 5 full bathrooms
• Heating & cooling: Electric heating; Wall/window air conditioning units
• Interior features: Window treatments; No basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $705/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#305 in ND) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety D, amenities F, commute F.
• Tioga 15 (rural): math 28% / reading 25% proficiency, ranked #44 of 53 in ND (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Central Elementary School (math 27% / reading 22%, grade F, #204 of 236 statewide, top 91%, 308 students, 11% FRL); Tioga High School (math 27% / reading 27%, grade F, #105 of 144 statewide, top 73%, 215 students, 13% FRL) — zoned schools at 12% FRL track the district average.
• Market conditions: 1 active listings in the ZIP; 29 units permitted in Mountrail County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($898 loan paydown + $4k appreciation (3.0% local appreciation)).
• Mountrail County population projected at +118% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($126k) 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.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. 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: 2.93% ✓
• Cap rate: 25.82%
• Cash-on-cash: 69.74%
• DSCR: 4.10
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 74.4%
• Equity multiple: 5.13×
• Total profit: $150,333
• Equity at exit: $58,409

10-year hold

• IRR: 73.9%
• Equity multiple: 10.53×
• Total profit: $346,596
• Equity at exit: $90,015

Cash invested: $36,372 (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 58794

• Active inventory: 1
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,812 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$801
• Net cashflow: $2,114

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 40%

Sensitivity live

Price	-10% $2,204	-5% $2,159	+0% $2,114	+5% $2,069	+10% $2,024
Rent	-10% $1,813	-5% $1,963	+0% $2,114	+5% $2,264	+10% $2,415
Rate	-1.0pp $2,179	-0.5pp $2,147	base $2,114	+0.5pp $2,080	+1.0pp $2,046

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$3,813
Total (3 units)			$3,812

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $129,900 Active 31 DOM
2. 2026-06-21
   days on market $129,900 Active 30 DOM
3. 2026-06-18
   days on market $129,900 Active 28 DOM
4. 2026-06-17
   days on market $129,900 Active 27 DOM
5. 2026-06-16
   days on market $129,900 Active 26 DOM
6. 2026-06-15
   days on market $129,900 Active 25 DOM
7. 2026-06-13
   days on market $129,900 Active 23 DOM
8. 2026-06-12
   days on market $129,900 Active 22 DOM
9. 2026-06-09
   days on market $129,900 Active 19 DOM
10. 2026-06-08
    days on market $129,900 Active 18 DOM
11. 2026-06-07
    days on market $129,900 Active 17 DOM
12. 2026-06-05
    days on market $129,900 Active 15 DOM
13. 2026-06-04
    days on market $129,900 Active 13 DOM
14. 2026-06-02
    days on market $129,900 Active 12 DOM
15. 2026-06-01
    days on market $129,900 Active 11 DOM
16. 2026-05-31
    days on market $129,900 Active 10 DOM
17. 2026-05-21
    listed $129,900 Active

    Show marketing remark (998 chars)

    Unique Investment Opportunity to own multiple income-producing units on two lots. This rare investment features FIVE rental properties situated on two contiguous lots on Front street in White Earth. This property offers a strong income stream and a diverse mix of housing types. This portfolio includes four mobile homes located at 6, 8, 10A, and 10B Front St, along with 10- a concrete studio home. Each unit offers comfortable living space & your future or current tenants do not share walls with any other tenant. . making this a more desirable rental. The concrete studio provides durable, low-maintenance construction, while the mobile homes deliver proven rental performance. If you're ready to dip your toes into the exciting world of investing, this property is swimming in potential and an excellent opportunity for not only investors, but owner-occupants as well! Due to the complexity of this property, financing may not be possible. Call your favorite agent to tour this property!

18. 2026-05-21
    listed $129,900 Active 998-char remark

    Show marketing remark (998 chars)

    Unique Investment Opportunity to own multiple income-producing units on two lots. This rare investment features FIVE rental properties situated on two contiguous lots on Front street in White Earth. This property offers a strong income stream and a diverse mix of housing types. This portfolio includes four mobile homes located at 6, 8, 10A, and 10B Front St, along with 10- a concrete studio home. Each unit offers comfortable living space & your future or current tenants do not share walls with any other tenant. . making this a more desirable rental. The concrete studio provides durable, low-maintenance construction, while the mobile homes deliver proven rental performance. If you're ready to dip your toes into the exciting world of investing, this property is swimming in potential and an excellent opportunity for not only investors, but owner-occupants as well! Due to the complexity of this property, financing may not be possible. Call your favorite agent to tour this property!

ⓘ 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 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,744
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$3,660
• − Management: −$3,660
• − Depreciation: −$3,779
• Taxable income: $24,772
• Est. tax owed @ 24.0%: −$5,945
• After-tax cash flow: $19,420/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 · 12 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate renovations to improve its condition and increase its value. Key areas for improvement include updating appliances, fixtures, and exterior paint, as well as repairing the roof and landscaping the yard.

Repairs flagged

• Major kitchen appliances — outdated and in need of replacement
• Major bathroom fixtures — dated and in need of replacement
• Moderate exterior siding — weathered and in need of repainting
• Moderate HVAC system — likely outdated and in need of maintenance

Value-add opportunities

• Both update kitchen appliances — modern appliances would attract more tenants and increase rental value
• Both replace bathroom fixtures — new fixtures would improve aesthetics and attract more tenants
• Both paint exterior — fresh paint would improve curb appeal and attract more tenants
• Both repair roof — a repaired roof would improve the home's overall condition and attract more tenants
• Both landscape yard — a well-maintained yard would improve curb appeal and attract more tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · outdated and in need of replacement	Major	$15,000–50,000
bathroom fixtures · dated and in need of replacement	Major	$15,000–50,000
exterior siding · weathered and in need of repainting	Moderate	$3,000–15,000
HVAC system · likely outdated and in need of maintenance	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$36,000–130,000

Value-add ROI direction

• Both update kitchen appliances — modern appliances would attract more tenants and increase rental value ↑
• Both replace bathroom fixtures — new fixtures would improve aesthetics and attract more tenants ↑
• Both paint exterior — fresh paint would improve curb appeal and attract more tenants ↑
• Both repair roof — a repaired roof would improve the home's overall condition and attract more tenants ↑
• Both landscape yard — a well-maintained yard would improve curb appeal and attract more tenants ↑

ⓘ 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: Tioga 15
• NCES district ID: 3800039
• Math proficiency: 28% ▬ 0.00%
• Reading proficiency: 25% ▼ -12.00%
• Median HH income: $63,853
• Composite: 24.65/100
• National rank: #7626
• State rank: #44 of 53 in ND

Livability — White Earth

• Score: 57/100
• State rank: #305
• US rank: #21660

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Earth, ND
• Population (ZIP): 230

Population outlook (Mountrail County) Hauer SSP2

• Today (2025): 16,354 people
• By 2030: 19,818 · +21.2%
• By 2040: 27,393 · +67.5%
• By 2050: 35,721 · +118.4%
• By 2075: 59,193 · +261.9%
• By 2100: 81,883 · +400.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Portuguese 59% Italian 6% Slovak 3%
• Languages at home: 98% English-only · German/W. Germanic 2%

Political lean MEDSL · Mountrail

• 2024 margin: Solid R (+43.1) · D 27.7% · R 70.9% · Other 1.4%
• 2008→2024 swing: -45.6pp toward R · 2008: 2.4pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+37.6 2016: R+33.4 2012: R+16.2 2008: D+2.4

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

+0.0% since first listed

2 events — show timeline

• 2026-05-21 Listed $129,900 MMLS
• 2026-05-21 Listed $129,900 GNMLS