216 Main St W · Mayville, ND 58257

$24,999

2 bd · 1.0 ba · 1,200 sqft · SingleFamily · 26 Days on market

Built 1920 9,104 sqft lot

---

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

• Steps from downtown
• 9,104 sq ft lot
• Garage

Tags

• PRIME MAYVILLE LOCATION
• STEPS FROM DOWNTOWN

Property features AI

Finance

• Financial info: Annual taxes listed (2024) — $339.96

Exterior

• Parking: Detached or attached 1-car garage with 20 x 13 dimensions
• Utilities: City water (connected); City sewer (connected); Oil fuel
• Home design: Residential property; Two levels
• Construction: Approximately 1,200 above-grade finished area; Main level finished area about 800; Foundation area recorded as 800
• Exterior features: Wood exterior; Lot approximately 0.209 acres (about 145 x 45)

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Boiler heating; No central air / no cooling
• Interior features: Main floor full bathroom; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $25k (1.5% 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.
• Zoned schools: Peter Boe Jr Elementary School (math 52% / reading 57%, grade C, #39 of 236 statewide, top 21%, 262 students, 21% FRL); May-Port Cg Middle School (math 32% / reading 37%, grade F, #24 of 35 statewide, top 71%, 114 students, 18% FRL); May-Port Cg High School (math 24% / reading 64%, grade F, #33 of 144 statewide, top 32%, 132 students, 18% FRL) — zoned schools at 19% FRL track the district average.
• 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $4k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $25k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,624 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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 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?
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: 4.12% ✓
• Cap rate: 37.05%
• Cash-on-cash: 109.85%
• DSCR: 5.89
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $124,800
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 6th Ave SE	0.57mi	3/2.0 (+1)	1,205 (+0%)	13mo	$200,000	$166	53
411 5th Ave SE	0.48mi	1/1.0 (-1)	1,250 (+4%)	24mo	$48,000	$38	46
132 3rd Ave SE	0.36mi	3/1.0 (+1)	1,324 (+10%)	18mo	$209,500	$158	46
215 5th Ave NE	0.47mi	2/1.5	1,050 (-12%)	14mo	$79,900	$76	44
562 4th St SE	0.64mi	3/1.0 (+1)	1,040 (-13%)	18mo	$108,200	$104	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.25×
• Total profit: $36,775
• Equity at exit: $3,727

10-year hold

• IRR: —
• Equity multiple: 13.09×
• Total profit: $84,636
• Equity at exit: $2,161

Cash invested: $7,000 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,030 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $641

Break-even live

Break-even rent $219

Max offer price $24,999

Occupancy floor 33%

Sensitivity live

Price	-10% $658	-5% $649	+0% $641	+5% $632	+10% $623
Rent	-10% $559	-5% $600	+0% $641	+5% $681	+10% $722
Rate	-1.0pp $653	-0.5pp $647	base $641	+0.5pp $634	+1.0pp $628

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $24,999 Active 26 DOM
2. 2026-06-21
   days on market $24,999 Active 25 DOM
3. 2026-06-18
   days on market $24,999 Active 23 DOM
4. 2026-06-17
   days on market $24,999 Active 22 DOM
5. 2026-06-16
   days on market $24,999 Active 21 DOM
6. 2026-06-15
   days on market $24,999 Active 20 DOM
7. 2026-06-14
   price $24,999 Active 18 DOM
8. 2026-06-13
   days on market $28,500 Active 18 DOM
9. 2026-06-12
   days on market $28,500 Active 17 DOM
10. 2026-06-09
    days on market $28,500 Active 14 DOM
11. 2026-06-08
    days on market $28,500 Active 13 DOM
12. 2026-06-07
    days on market $28,500 Active 12 DOM
13. 2026-06-05
    days on market $28,500 Active 10 DOM
14. 2026-06-04
    days on market $28,500 Active 8 DOM
15. 2026-06-02
    days on market $28,500 Active 7 DOM
16. 2026-06-01
    days on market $28,500 Active 6 DOM
17. 2026-05-31
    days on market $28,500 Active 5 DOM
18. 2026-05-26
    listed $28,500 Active
19. 2026-05-19
    historical
20. 2026-05-12
    price $28,999
21. 2026-04-22
    price $32,250
22. 2026-03-31
    status Active
23. 2026-03-25
    status Pending
24. 2026-03-03
    price $34,999
25. 2026-01-08
    price $37,999
26. 2025-11-30
    price $38,499
27. 2025-11-17
    listed $39,999 Active
28. 2025-07-03
    historical
29. 2025-01-06
    listed $37,000 Active
30. 2024-12-05
    soldstatus $12,000

ⓘ 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 ≥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: $12,357
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$727
• Taxable income: $7,753
• Est. tax owed @ 24.0%: −$1,861
• After-tax cash flow: $5,829/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

+137.5% since first listed

13 events — show timeline

• 2026-05-26 Listed $28,500 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-12 Price Changed $28,999 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $32,250 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-31 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-25 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $34,999 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-08 Price Changed $37,999 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-30 Price Changed $38,499 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-17 Listed $39,999 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-03 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-01-06 Listed $37,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-12-05 Sold (Public Records) $12,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,617 · -68.1% YoY. Source: county tax records.