214 A St · Dickinson, ND 58601

$68,000

3 bd · 2.0 ba · 1,100 sqft · Manufactured · 90 Days on market

Built 2011 Fair 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Key facts

• New ac unit
• New exterior doors
• New windows

Tags

• NEW EXTERIOR DOORS
• NEW WINDOWS
• NEW INSULATION
• NEW AC UNIT

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Residential mobile home
• Exterior features: Lot approximately 6,050 sq ft

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced Air heating; Has cooling
• Interior features: Dishwasher; Microwave; Range; Refrigerator; Forced Air heating; Central cooling

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $68k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $64k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.9% vs local median 2.8% in Dickinson — 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 76/100 on livability (#12 in ND, #3,334 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Dickinson 1 (town): math 35% / reading 43% proficiency, ranked #29 of 53 in ND (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 236 active listings in the ZIP; solid renter incomes; 20 units permitted in Stark County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $470 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Stark County population projected at +120% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Recommended offer $63,920 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.10% ✓
• Cap rate: 17.90%
• Cash-on-cash: 41.44%
• DSCR: 2.84
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $155,100
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1126 6th Ave SE	0.24mi	3/2.0	1,100 (0%)	1mo	$89,900	$82	88
215 E St	0.49mi	3/2.0	1,140 (+4%)	1mo	$174,000	$153	70
886 Dan Dr	0.32mi	3/2.0	1,190 (+8%)	4mo	$75,000	$63	68
211 E St	0.49mi	3/2.0	1,140 (+4%)	6mo	$169,000	$148	66
1467 4 Ave SE	0.53mi	3/2.0	1,155 (+5%)	6mo	$113,000	$98	62
217 G St	0.60mi	3/2.0	1,232 (+12%)	1mo	$174,000	$141	51

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 · 1.95% rent growth · sell at horizon

5-year hold

• IRR: 36.8%
• Equity multiple: 2.54×
• Total profit: $29,386
• Equity at exit: $10,139

10-year hold

• IRR: 42.9%
• Equity multiple: 4.87×
• Total profit: $73,603
• Equity at exit: $5,879

Cash invested: $19,040 (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 58601

• Rents YoY: 1.9%
• Active inventory: 236
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,427 medium
• Mortgage (P&I): −$357
• Tax est. 1.5%: −$85 /mo · $1,020/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $657

Break-even live

Break-even rent $595

Max offer price $68,000

Occupancy floor 49%

Sensitivity live

Price	-10% $704	-5% $681	+0% $657	+5% $634	+10% $610
Rent	-10% $545	-5% $601	+0% $657	+5% $714	+10% $770
Rate	-1.0pp $692	-0.5pp $675	base $657	+0.5pp $640	+1.0pp $622

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $68,000 Active 90 DOM
2. 2026-06-19
   days on market $68,000 Active 88 DOM
3. 2026-06-18
   days on market $68,000 Active 87 DOM
4. 2026-06-17
   days on market $68,000 Active 86 DOM
5. 2026-06-16
   days on market $68,000 Active 85 DOM
6. 2026-06-15
   days on market $68,000 Active 84 DOM
7. 2026-06-14
   days on market $68,000 Active 82 DOM
8. 2026-06-12
   days on market $68,000 Active 81 DOM
9. 2026-06-09
   days on market $68,000 Active 78 DOM
10. 2026-06-08
    days on market $68,000 Active 77 DOM
11. 2026-06-07
    days on market $68,000 Active 76 DOM
12. 2026-06-05
    pricedays on market $68,000 Active 73 DOM
13. 2026-06-03
    days on market $69,000 Active 72 DOM
14. 2026-06-02
    days on market $69,000 Active 71 DOM
15. 2026-06-01
    days on market $69,000 Active 70 DOM
16. 2026-05-31
    days on market $69,000 Active 69 DOM
17. 2026-05-30
    days on market $69,000 Active 68 DOM
18. 2026-03-23
    listed $69,000 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

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,125
• − Mortgage interest: −$3,809
• − Property taxes: −$1,020
• − Insurance: −$340
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$1,978
• Taxable income: $7,238
• Est. tax owed @ 24.0%: −$1,737
• After-tax cash flow: $6,153/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 manufactured home requires moderate repairs and maintenance, including exterior painting and roof repair. Upgrades to the exterior and roof would significantly enhance its resale and rental value.

Repairs flagged

• Major roof — roof not visible
• Moderate exterior siding — visible wear
• Minor interior walls — some paint wear

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both repair roof — improves structural integrity and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · roof not visible	Major	$15,000–50,000
exterior siding · visible wear	Moderate	$3,000–15,000
interior walls · some paint wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$18,500–68,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both repair roof — improves structural integrity and resale 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: Dickinson 1
• NCES district ID: 3800038
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $63,270
• Composite: 34.9/100
• National rank: #5080
• State rank: #29 of 53 in ND

Livability — Dickinson

• Score: 76/100
• State rank: #12
• US rank: #3334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dickinson, ND
• County: Stark County · 29,916 people
• City population: 29,916
• Metro: Dickinson, ND
• Population (ZIP): 29,916
• Household income: $85,821
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 813.0

Population outlook (Stark County) Hauer SSP2

• Today (2025): 50,426 people
• By 2030: 60,812 · +20.6%
• By 2040: 84,155 · +66.9%
• By 2050: 110,718 · +119.6%
• By 2075: 186,710 · +270.3%
• By 2100: 264,902 · +425.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 7% Two or more races 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 9% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 4% German/W. Germanic 1% Arabic 1%

Political lean MEDSL · Stark

• 2024 margin: Solid R (+65.6) · D 16.5% · R 82.1% · Other 1.5%
• 2008→2024 swing: -36.5pp toward R · 2008: -29.1pp · 2024: -65.6pp
• All cycles: 2024: R+65.6 2020: R+63.9 2016: R+65.8 2012: R+49.4 2008: R+29.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -133.57%
• Current HPI: 188.1029
• Rent YoY: ▲ 1.95%
• Metro: Dickinson, ND
• 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

• 2026-03-23 Listed $69,000 Badlands BOR MLS