411 Grant St N · Carson, ND 58529

$139,900

3 bd · 2.0 ba · 2,056 sqft · Other · 74 Days on market

Built 1985 6,011 sqft lot

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Why this score? — see what drove the C- 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 +19.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Appreciation +5.0/10.0
• 1% rule +4.1/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PRICE REDUCTION! This home has so much to offer! It is a beautifully updated comfortable three bedroom, 2 bathroom home in the peaceful rural community of Carson. The layout is very functional with an open floor plan and the home design allows for lots of natural light. The upstairs living room/dining room area is spacious, add to that a large family rec room downstairs that includes a gorgeous wood slat wall. Off of the dining room is a newer large quality deck. It has an oversized laundry room with plenty of storage space along with more storage under the stairs. The maintenance free exterior includes high quality steel siding. Large windows in living and family rooms have been replaced and the lower level also has daylight windows. And what's not to love about the attached insulated and heated garage with a bonus storage loft. If you would like more space for expansion, the lot/property to rear of home can be included with the purchase. Call for a private showing today!

Key facts

• Open floor plan
• Large quality deck
• Fully fenced yard

Tags

• OPEN FLOOR PLAN
• LARGE QUALITY DECK
• FULLY FENCED YARD
• OVERSIZED LAUNDRY ROOM
• MAINTENANCE FREE EXTERIOR
• HIGH QUALITY STEEL SIDING

Property features AI

Exterior

• Parking: Attached garage with garage door opener; Driveway; Concrete surface; 1 garage space
• Utilities: Public water; Public sewer; Propane service
• Home design: Single-family residence; Two levels
• Construction: Metal/steel siding
• Exterior features: Deck; Corner, level, rectangular lot; Shed(s)

Interior

• Kitchen: Range; Refrigerator
• Flooring: Tile; Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating (propane); Central air conditioning
• Interior features: Window treatments; Finished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (8.7% below list).
• Recommended offer: $128k (8.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#204 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D+, employment D+.
• Roosevelt 18 (rural): math 40% / reading 40% proficiency, ranked #103 of 169 in ND (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 2 units permitted in Grant County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($967 loan paydown + $4k appreciation (3.0% local appreciation)).
• Grant County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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.
• Current owner paid $80k; list at $140k implies a 75% gain — meaningful room to come down on a strong offer.

Recommended offer $127,783 (8.7% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.91% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 9.1

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: 11.8%
• Equity multiple: 1.67×
• Total profit: $26,354
• Equity at exit: $62,905

10-year hold

• IRR: 13.9%
• Equity multiple: 3.05×
• Total profit: $80,394
• Equity at exit: $96,944

Cash invested: $39,172 (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 58529

• Active inventory: 2
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$68 /mo · $812/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $150

Break-even live

Break-even rent $1,088

Max offer price $139,900

Occupancy floor 83%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-01
   status Pending
2. 2026-02-15
   listed $139,900 Active
3. 2018-04-03
   soldstatus $80,000
4. 2018-03-30
   soldstatus 987-char remark

   Show marketing remark (987 chars)

   PRICE REDUCTION! This home has so much to offer! It is a beautifully updated comfortable three bedroom, 2 bathroom home in the peaceful rural community of Carson. The layout is very functional with an open floor plan and the home design allows for lots of natural light. The upstairs living room/dining room area is spacious, add to that a large family rec room downstairs that includes a gorgeous wood slat wall. Off of the dining room is a newer large quality deck. It has an oversized laundry room with plenty of storage space along with more storage under the stairs. The maintenance free exterior includes high quality steel siding. Large windows in living and family rooms have been replaced and the lower level also has daylight windows. And what's not to love about the attached insulated and heated garage with a bonus storage loft. If you would like more space for expansion, the lot/property to rear of home can be included with the purchase. Call for a private showing today!

5. 2017-12-01
   listed $85,000 987-char remark

   Show marketing remark (987 chars)

   PRICE REDUCTION! This home has so much to offer! It is a beautifully updated comfortable three bedroom, 2 bathroom home in the peaceful rural community of Carson. The layout is very functional with an open floor plan and the home design allows for lots of natural light. The upstairs living room/dining room area is spacious, add to that a large family rec room downstairs that includes a gorgeous wood slat wall. Off of the dining room is a newer large quality deck. It has an oversized laundry room with plenty of storage space along with more storage under the stairs. The maintenance free exterior includes high quality steel siding. Large windows in living and family rooms have been replaced and the lower level also has daylight windows. And what's not to love about the attached insulated and heated garage with a bonus storage loft. If you would like more space for expansion, the lot/property to rear of home can be included with the purchase. Call for a private showing today!

6. 2009-01-12
   soldstatus $60,000

ⓘ 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: $812 · $68/mo
• Projected year-2 tax: $1,371 · $114/mo
• Expected delta: +$559/yr (+$47/mo · 68.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,334
• − Mortgage interest: −$7,837
• − Property taxes: −$812
• − Insurance: −$700
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$4,070
• Taxable loss: −$537
• Est. tax savings @ 24.0%: +$129
• After-tax cash flow: $1,928/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: Roosevelt 18
• NCES district ID: 3816090
• Math proficiency: 40% ▲ 20.00%
• Reading proficiency: 40% ▲ 20.00%
• Median HH income: $47,323
• Composite: 36.67/100
• National rank: #9237
• State rank: #103 of 169 in ND

Livability — Carson

• Score: 64/100
• State rank: #204
• US rank: #14294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carson, ND
• Population (ZIP): 656

Population outlook (Grant County) Hauer SSP2

• Today (2025): 2,327 people
• By 2030: 2,324 · -0.1%
• By 2040: 2,342 · +0.6%
• By 2050: 2,436 · +4.7%
• By 2075: 3,075 · +32.1%
• By 2100: 3,660 · +57.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Native American 3% Asian 2% Hispanic / Latino 1%
• Common ancestry: Portuguese 10% Norwegian 4% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+66.8) · D 15.7% · R 82.5% · Other 1.8%
• 2008→2024 swing: -43.7pp toward R · 2008: -23.1pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+67.9 2016: R+66.9 2012: R+49.2 2008: R+23.1

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

+133.2% since first listed

6 events — show timeline

• 2026-05-01 Pending — GNMLS
• 2026-02-15 Listed $139,900 GNMLS
• 2018-04-03 Sold (Public Records) $80,000 Public Records
• 2018-03-30 Sold (MLS) — GNMLS
• 2017-12-01 Listed $85,000 GNMLS
• 2009-01-12 Sold (Public Records) $60,000 Public Records

Property tax history

+1.5%/yr

Latest (2024): $812 · -37.6% YoY. Source: county tax records.