41 C e n t e r Ave S · Mayville, ND 58257

$33,000

1 bd · 2.0 ba · 600 sqft · SingleFamily · 101 Days on market

Built 1890 1,611 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
• Livability +4.2/5.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Private residence
• 1,611 sq ft lot
• Built 1890

Tags

• PRIVATE RESIDENCE
• STRONG STREET VISIBILITY
• RENOVATION OPPORTUNITY

Property features AI

Exterior

• Parking: On-street parking only
• Utilities: City water connected; City sewer connected; Electric heat fuel/source
• Home design: Residential property; Two levels; Entry level/main living area on main level
• Construction: 20x30 foundation; Built area total 1,625
• Exterior features: Wood exterior

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 three-quarter bath; 1 quarter bath
• Heating & cooling: Forced air heating; No central cooling
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $33k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($752 rent vs $33k).
• Recommended offer: $30k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 83/100 on livability (#2 in ND, #959 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• May-Port Cg 14 (rural): math 42% / reading 50% proficiency, ranked #19 of 53 in ND (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 21 active listings in the ZIP; 8 units permitted in Traill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $228 of loan paydown is wiped out by about $990 of value loss. Plan a longer hold.
• Traill County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $23k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $30,030 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.28% ✓
• Cap rate: 18.36%
• Cash-on-cash: 43.10%
• DSCR: 2.92
• GRM: 3.7

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: 40.0%
• Equity multiple: 2.71×
• Total profit: $15,821
• Equity at exit: $4,920

10-year hold

• IRR: 46.3%
• Equity multiple: 5.45×
• Total profit: $41,123
• Equity at exit: $2,853

Cash invested: $9,240 (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 58257

• Home prices YoY: -34.2%
• Active inventory: 21
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $752 medium
• Mortgage (P&I): −$173
• Tax from tax record: −$75 /mo · $902/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $332

Break-even live

Break-even rent $332

Max offer price $33,000

Occupancy floor 51%

Sensitivity live

Price	-10% $351	-5% $341	+0% $332	+5% $323	+10% $313
Rent	-10% $272	-5% $302	+0% $332	+5% $362	+10% $391
Rate	-1.0pp $348	-0.5pp $340	base $332	+0.5pp $323	+1.0pp $315

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: $8,250
• Closing costs: $990
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $33,000 Active 101 DOM
2. 2026-06-18
   days on market $33,000 Active 99 DOM
3. 2026-06-17
   days on market $33,000 Active 98 DOM
4. 2026-06-16
   days on market $33,000 Active 97 DOM
5. 2026-06-15
   days on market $33,000 Active 96 DOM
6. 2026-06-13
   days on market $33,000 Active 94 DOM
7. 2026-06-12
   days on market $33,000 Active 93 DOM
8. 2026-06-09
   days on market $33,000 Active 90 DOM
9. 2026-06-08
   days on market $33,000 Active 89 DOM
10. 2026-06-07
    days on market $33,000 Active 88 DOM
11. 2026-06-05
    days on market $33,000 Active 86 DOM
12. 2026-06-04
    days on market $33,000 Active 84 DOM
13. 2026-06-02
    days on market $33,000 Active 83 DOM
14. 2026-06-01
    days on market $33,000 Active 82 DOM
15. 2026-05-31
    days on market $33,000 Active 81 DOM
16. 2026-04-10
    price $33,000
17. 2026-03-03
    listed $45,000 Active
18. 2023-12-28
    soldstatus $23,000
19. 2023-05-08
    soldstatus $23,000

ⓘ 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: $902 · $75/mo
• Projected year-2 tax: $902 · $75/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,020
• − Mortgage interest: −$1,849
• − Property taxes: −$902
• − Insurance: −$165
• − Repairs & maintenance: −$722
• − Management: −$722
• − Depreciation: −$960
• Taxable income: $3,701
• Est. tax owed @ 24.0%: −$888
• After-tax cash flow: $3,094/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: May-Port Cg 14
• NCES district ID: 3800041
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 50% ▼ -7.00%
• Median HH income: $50,978
• Composite: 39.53/100
• National rank: #3944
• State rank: #19 of 53 in ND

Livability — Mayville

• Score: 83/100
• State rank: #2
• US rank: #959

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mayville, ND
• Population (ZIP): 2,275

Population outlook (Traill County) Hauer SSP2

• Today (2025): 8,107 people
• By 2030: 8,099 · -0.1%
• By 2040: 8,151 · +0.5%
• By 2050: 8,384 · +3.4%
• By 2075: 9,868 · +21.7%
• By 2100: 12,181 · +50.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 34% Lithuanian 3% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 1% German/W. Germanic 0%

Political lean MEDSL · Traill

• 2024 margin: Solid R (+31.6) · D 33.3% · R 65.0% · Other 1.7%
• 2008→2024 swing: -38.8pp toward R · 2008: 7.2pp · 2024: -31.6pp
• All cycles: 2024: R+31.6 2020: R+24.9 2016: R+26.5 2012: R+4.7 2008: D+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.93%
• Current HPI: 130.6558
• 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

+43.5% since first listed

4 events — show timeline

• 2026-04-10 Price Changed $33,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-03 Listed $45,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-12-28 Sold (Public Records) $23,000 Public Records
• 2023-05-08 Sold (Public Records) $23,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $902 · +324.0% YoY. Source: county tax records.