915 5th Ave · Cando, ND 58324

$60,000

3 bd · 1.0 ba · 1,553 sqft · Other public records · 14 Days on market

Built 1905 7,000 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 +5.0/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 7,000 sq ft lot
• Garage
• Built 1905

Tags

• DETACHED HEATED GARAGE

Property features AI

Exterior

• Parking: Has garage; Converted, heated garage with garage door opener; 1 garage space
• Utilities: Public water; Propane on-site
• Home design: Single-family residence; One and one-half story
• Construction: Above-grade finished living area
• Exterior features: Vinyl fencing enclosing the yard; Fenced yard

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Propane heating available; Heat pump; Baseboard heating; Electric heating; Has cooling
• Interior features: Partial basement; 10 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

Location & tenants

• Location reads 70/100 on livability (#90 in ND) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• North Star 10 (rural): math 40% / reading 35% proficiency, ranked #113 of 169 in ND (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Star Elementary School (math 42% / reading 47%, grade F, #102 of 236 statewide, top 49%, 223 students, 30% FRL); North Star High School (math 24% / reading 75%, grade D+, #16 of 144 statewide, top 12%, 76 students, 32% FRL).
• Market conditions: 10 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $2k appreciation (3.0% local appreciation)).
• Towner County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.97% ✓
• Cap rate: 17.79%
• Cash-on-cash: 41.06%
• DSCR: 2.83
• GRM: 4.2

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: 46.5%
• Equity multiple: 3.61×
• Total profit: $43,825
• Equity at exit: $26,979

10-year hold

• IRR: 46.2%
• Equity multiple: 7.23×
• Total profit: $104,685
• Equity at exit: $41,577

Cash invested: $16,800 (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 58324

• Active inventory: 10
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,181 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$19 /mo · $224/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $575

Break-even live

Break-even rent $454

Max offer price $60,000

Occupancy floor 46%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $60,000 Active 14 DOM
2. 2026-06-17
   days on market $60,000 Active 13 DOM
3. 2026-06-16
   days on market $60,000 Active 12 DOM
4. 2026-06-15
   days on market $60,000 Active 11 DOM
5. 2026-06-13
   days on market $60,000 Active 9 DOM
6. 2026-06-12
   days on market $60,000 Active 8 DOM
7. 2026-06-09
   days on market $60,000 Active 5 DOM
8. 2026-06-08
   days on market $60,000 Active 4 DOM
9. 2026-06-07
   days on market $60,000 Active 3 DOM
10. 2026-06-05
    listed $60,000 Active 1 DOM

ⓘ 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: $224 · $19/mo
• Projected year-2 tax: $588 · $49/mo
• Expected delta: +$364/yr (+$30/mo · 162.7%)

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

Taxation est. · year 1

• Rental income: $14,175
• − Mortgage interest: −$3,361
• − Property taxes: −$224
• − Insurance: −$300
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$1,745
• Taxable income: $6,277
• Est. tax owed @ 24.0%: −$1,506
• After-tax cash flow: $5,392/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: North Star 10
• NCES district ID: 3800390
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 35% ▼ -25.00%
• Median HH income: $50,163
• Composite: 34.97/100
• National rank: #9959
• State rank: #113 of 169 in ND

Livability — Cando

• Score: 70/100
• State rank: #90
• US rank: #8005

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cando, ND
• Population (ZIP): 1,354

Population outlook (Towner County) Hauer SSP2

• Today (2025): 2,328 people
• By 2030: 2,390 · +2.7%
• By 2040: 2,588 · +11.2%
• By 2050: 2,861 · +22.9%
• By 2075: 4,024 · +72.9%
• By 2100: 4,838 · +107.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Native American 9% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 24% Scottish 6% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Towner

• 2024 margin: Solid R (+45.7) · D 26.0% · R 71.7% · Other 2.2%
• 2008→2024 swing: -52.8pp toward R · 2008: 7.1pp · 2024: -45.7pp
• All cycles: 2024: R+45.7 2020: R+43.7 2016: R+37.6 2012: R+9.3 2008: D+7.1

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

1 event — show timeline

• 2026-06-03 Listed $60,000 GFAAR

Property tax history

-4.9%/yr

Latest (2024): $224 · -63.1% YoY. Source: county tax records.