5039 Redcoat Dr · Bismarck, ND 58503

$109,900

3 bd · 1.0 ba · 1,216 sqft · Manufactured · 35 Days on market

Built 1998 $535/mo HOA · 28% of rent

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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 +27.1/30.0
• 1% rule +10.0/10.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updates galore in this move-in ready home in Century Park! This beautiful 16X76 Bonnavilla home offers 3 bedrooms, 2 baths, open floor plan, vaulted ceilings, and laundry (washer & dryer included!). Updates include: new roof and south windows-2008, new storm door-2015, updated paint, fixtures, hardware, and flooring throughout this great home! MASTER SUITE with double closets & new carpet plus MASTER BATH with garden tub and shower, double sinks, & brand new vinyl tile floors! The large kitchen has tons of cabinetry, 2 pantries, new hardware, & a new dishwasher (2014). The large living room has tons of natural light, gorgeous laminate floors, & room for all your furniture. The main bath has a brand new countertop. The large FENCED YARD is great for entertaining with 2 decks, patio paver patio, and the large shed with electricity offers tons of storage! Room to build 2-stall garage - verify with Century Park. Buyers need Century Park approval.

Key facts

• Tool shed
• Fenced yard
• Patio area

Tags

• FENCED YARD
• TOOL SHED
• CONCRETE FLOOR
• MATCHING SIDING
• PATIO AREA
• FENCED GARDEN AREA

Property features AI

Finance

• Other: Tax annual amount $391
• HOA & community: Homeowners association with a monthly fee of $535 that includes water, sewer, trash, and snow removal

Exterior

• Parking: Detached 2-car garage; Driveway; Concrete parking surface
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Manufactured home; One story
• Construction: Wood siding; Shingle roof
• Exterior features: Private yard; Garden; Storage; Rain gutters; Shed(s); Level, rectangular lot

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Flooring: Vinyl; Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Ceiling fan(s); Window treatments
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 3.1% in Bismarck — 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 79/100 on livability (#5 in ND, #2,213 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: crime C-, amenities D+, commute F.
• Bismarck 1 (urban): math 41% / reading 42% proficiency, ranked #25 of 53 in ND (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+11.8%/yr); 481 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 259 units permitted in Burleigh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Burleigh County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.73% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.08%
• DSCR: 1.54
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $64,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4755 British Dr	0.05mi	3/2.0	1,216 (0%)	1mo	$54,000	$44	93
4773 British Dr	0.07mi	3/2.0	1,216 (0%)	8mo	$115,000	$95	87
5051 Redcoat Dr	0.04mi	3/2.0	1,216 (0%)	10mo	$56,000	$46	86
4731 British Dr	0.05mi	3/2.0	1,216 (0%)	11mo	$55,000	$45	85
5018 Sumter Dr	0.04mi	3/2.0	1,280 (+5%)	5mo	$105,000	$82	81
4206 Patriot Dr	0.49mi	3/2.0	1,216 (0%)	2mo	$79,900	$66	72
4202 Patriot Dr	0.38mi	3/2.0	1,216 (0%)	11mo	$65,000	$53	69
4539 Lafayette Dr	0.22mi	3/2.0	1,280 (+5%)	12mo	$74,900	$59	67
4303 Patriot Dr	0.39mi	3/2.0	1,280 (+5%)	4mo	$64,900	$51	66
4117 W Arlington Dr	0.47mi	3/2.0	1,280 (+5%)	1mo	$49,900	$39	64
5105 Redcoat Loop	0.09mi	3/2.0	1,350 (+11%)	11mo	$129,800	$96	64
2500 Centennial Rd #268	0.73mi	3/2.0	1,280 (+5%)	12mo	$60,000	$47	43

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.40×
• Total profit: $12,256
• Equity at exit: $16,386

10-year hold

• IRR: 23.5%
• Equity multiple: 3.70×
• Total profit: $82,982
• Equity at exit: $9,502

Cash invested: $30,772 (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 58503

• Home prices YoY: -25.6%
• Rents YoY: 11.8%
• Active inventory: 481
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,901 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$35 /mo · $415/yr
• Insurance: −$46
• HOA: −$535
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $310

Break-even live

Break-even rent $1,508

Max offer price $109,900

Occupancy floor 79%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3504 French St Bismarck, ND	2.0	1.5	966	$1,795	$1.86	21d	1	0.94mi
3103 E Calgary Ave Bismarck, ND	1.0–3.0	1.0–2.0	1079	$1,860	$1.72	21d	6	1.47mi

HOA detail

• Monthly dues: $535 · $6,420/yr
• Likely covers: electric

Listing history 22 events

1. 2026-06-19
   days on market $109,900 Active 35 DOM
2. 2026-06-18
   days on market $109,900 Active 34 DOM
3. 2026-06-17
   days on market $109,900 Active 33 DOM
4. 2026-06-16
   days on market $109,900 Active 32 DOM
5. 2026-06-15
   days on market $109,900 Active 31 DOM
6. 2026-06-14
   days on market $109,900 Active 29 DOM
7. 2026-06-13
   pricedays on market $109,900 Active 28 DOM
8. 2026-06-10
   days on market $114,900 Active 26 DOM
9. 2026-06-09
   days on market $114,900 Active 25 DOM
10. 2026-06-08
    days on market $114,900 Active 24 DOM
11. 2026-06-07
    days on market $114,900 Active 23 DOM
12. 2026-06-05
    days on market $114,900 Active 20 DOM
13. 2026-06-03
    days on market $114,900 Active 19 DOM
14. 2026-06-02
    days on market $114,900 Active 18 DOM
15. 2026-06-01
    days on market $114,900 Active 17 DOM
16. 2026-05-31
    days on market $114,900 Active 16 DOM
17. 2026-05-30
    days on market $114,900 Active 15 DOM
18. 2026-05-15
    listed $114,900 Active
19. 2025-10-24
    price $104,900
20. 2025-10-15
    price $109,900
21. 2015-09-30
    soldstatus 983-char remark

    Show marketing remark (983 chars)

    Updates galore in this move-in ready home in Century Park! This beautiful 16X76 Bonnavilla home offers 3 bedrooms, 2 baths, open floor plan, vaulted ceilings, and laundry (washer & dryer included!). Updates include: new roof and south windows-2008, new storm door-2015, updated paint, fixtures, hardware, and flooring throughout this great home! MASTER SUITE with double closets & new carpet plus MASTER BATH with garden tub and shower, double sinks, & brand new vinyl tile floors! The large kitchen has tons of cabinetry, 2 pantries, new hardware, & a new dishwasher (2014). The large living room has tons of natural light, gorgeous laminate floors, & room for all your furniture. The main bath has a brand new countertop. The large FENCED YARD is great for entertaining with 2 decks, patio paver patio, and the large shed with electricity offers tons of storage! Room to build 2-stall garage - verify with Century Park. Buyers need Century Park approval.

22. 2015-06-08
    listed $54,900 983-char remark

    Show marketing remark (983 chars)

    Updates galore in this move-in ready home in Century Park! This beautiful 16X76 Bonnavilla home offers 3 bedrooms, 2 baths, open floor plan, vaulted ceilings, and laundry (washer & dryer included!). Updates include: new roof and south windows-2008, new storm door-2015, updated paint, fixtures, hardware, and flooring throughout this great home! MASTER SUITE with double closets & new carpet plus MASTER BATH with garden tub and shower, double sinks, & brand new vinyl tile floors! The large kitchen has tons of cabinetry, 2 pantries, new hardware, & a new dishwasher (2014). The large living room has tons of natural light, gorgeous laminate floors, & room for all your furniture. The main bath has a brand new countertop. The large FENCED YARD is great for entertaining with 2 decks, patio paver patio, and the large shed with electricity offers tons of storage! Room to build 2-stall garage - verify with Century Park. Buyers need Century Park approval.

ⓘ 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: $415 · $35/mo
• Projected year-2 tax: $1,077 · $90/mo
• Expected delta: +$662/yr (+$55/mo · 159.5%)

ⓘ 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 ≥97°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,806
• − Mortgage interest: −$6,156
• − Property taxes: −$415
• − Insurance: −$550
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − HOA: −$6,420
• − Depreciation: −$3,197
• Taxable income: $2,420
• Est. tax owed @ 24.0%: −$581
• After-tax cash flow: $3,136/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: Bismarck 1
• NCES district ID: 3800014
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $60,649
• Composite: 36.76/100
• National rank: #4577
• State rank: #25 of 53 in ND

Livability — Bismarck

• Score: 79/100
• State rank: #5
• US rank: #2213

Category grades

Amenities D+ 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: Bismarck, ND
• County: Burleigh County · 97,300 people
• City population: 97,300
• Metro: Bismarck, ND
• Population (ZIP): 37,683
• Household income: $102,333
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 814.0

Population outlook (Burleigh County) Hauer SSP2

• Today (2025): 119,359 people
• By 2030: 133,047 · +11.5%
• By 2040: 161,545 · +35.3%
• By 2050: 191,960 · +60.8%
• By 2075: 274,569 · +130.0%
• By 2100: 350,910 · +194.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 2% Asian 2% Black 1%
• Common ancestry: Portuguese 17% Scotch-Irish 4% Scottish 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · German/W. Germanic 2% Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Burleigh

• 2024 margin: Solid R (+43.2) · D 27.5% · R 70.7% · Other 1.8%
• 2008→2024 swing: -19.7pp toward R · 2008: -23.6pp · 2024: -43.2pp
• All cycles: 2024: R+43.2 2020: R+40.2 2016: R+46.1 2012: R+32.1 2008: R+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.96%
• Current HPI: 223.9683
• Rent YoY: ▲ 11.79%
• Metro: Bismarck, 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

+109.3% since first listed

5 events — show timeline

• 2026-05-15 Listed $114,900 GNMLS
• 2025-10-24 Price Changed $104,900 GNMLS
• 2025-10-15 Price Changed $109,900 GNMLS
• 2015-09-30 Sold (MLS) — GNMLS
• 2015-06-08 Listed $54,900 GNMLS