372 W Renville St · Pembina, ND 58271

$165,000

5 bd · 2.0 ba · 1,575 sqft · Other · 154 Days on market

Built 1973 0.38 ac lot

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Why this score? — see what drove the D+ 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 +15.5/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Appreciation +5.0/10.0
• DSCR +4.8/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Attached garage
• Shelving in basement
• Crown molding

Tags

• ORIGINAL HARDWOOD FLOORING
• LAUNDRY ON MAIN FLOOR
• CROWN MOLDING
• NEW FLOORING IN KITCHEN
• SHELVING IN BASEMENT
• ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $66 ($795/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 $133k (19.1% below list).
• Recommended offer: $133k (19.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#18 in ND, #3,588 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: health & safety D+, amenities F, commute F.
• North Border 100 (rural): math 60% / reading 60% proficiency, ranked #11 of 169 in ND (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: North Border-Pembina Elementary School (math 54% / reading 54%, grade C, #39 of 236 statewide, top 21%, 94 students, 10% FRL); North Border-Pembina High School (math 24% / reading 24%, grade F, #108 of 144 statewide, top 88%, 37 students, 11% FRL).
• Zoned-school proficiency averages 40% at this address vs 60% district-wide (-20 pts) — the specific schools serving this property underperform the North Border 100 average; the district grade overstates school quality for this exact location.
• Market conditions: 3 active listings in the ZIP; 2 units permitted in Pembina County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Pembina County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $108k; list at $165k implies a 53% gain — meaningful room to come down on a strong offer.

Recommended offer $133,453 (19.1% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.72%
• DSCR: 1.08
• GRM: 10.3

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: 9.1%
• Equity multiple: 1.52×
• Total profit: $24,022
• Equity at exit: $74,191

10-year hold

• IRR: 11.5%
• Equity multiple: 2.72×
• Total profit: $79,527
• Equity at exit: $114,337

Cash invested: $46,200 (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 58271

• Active inventory: 3
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,335 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$54 /mo · $648/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $66

Break-even live

Break-even rent $1,251

Max offer price $165,000

Occupancy floor 90%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-03-06
   status Pending
2. 2026-02-25
   price $165,000
3. 2025-10-02
   listed $175,000 Active
4. 2021-08-05
   soldstatus $107,500
5. 2014-04-15
   soldstatus $72,500
6. 2005-07-22
   soldstatus $50,000

ⓘ 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: $648 · $54/mo
• Projected year-2 tax: $1,617 · $135/mo
• Expected delta: +$969/yr (+$81/mo · 149.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,014
• − Mortgage interest: −$9,243
• − Property taxes: −$648
• − Insurance: −$825
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$4,800
• Taxable loss: −$2,064
• Est. tax savings @ 24.0%: +$495
• After-tax cash flow: $1,290/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 Border 100
• NCES district ID: 3800054
• Math proficiency: 60% ▲ 15.00%
• Reading proficiency: 60% ▲ 10.00%
• Median HH income: $52,082
• Composite: 52.88/100
• National rank: #3288
• State rank: #11 of 169 in ND

Livability — Pembina

• Score: 76/100
• State rank: #18
• US rank: #3588

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pembina, ND
• Population (ZIP): 617

Population outlook (Pembina County) Hauer SSP2

• Today (2025): 6,414 people
• By 2030: 6,060 · -5.5%
• By 2040: 5,383 · -16.1%
• By 2050: 4,925 · -23.2%
• By 2075: 5,025 · -21.7%
• By 2100: 6,293 · -1.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 13% Hispanic / Latino 2%
• Common ancestry: Portuguese 13% Lithuanian 8% Romanian 6%
• Foreign-born: 6% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Pembina

• 2024 margin: Solid R (+53.3) · D 22.8% · R 76.1% · Other 1.1%
• 2008→2024 swing: -46.4pp toward R · 2008: -6.9pp · 2024: -53.3pp
• All cycles: 2024: R+53.3 2020: R+50.2 2016: R+49.2 2012: R+20.1 2008: R+6.9

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

+230.0% since first listed

6 events — show timeline

• 2026-03-06 Pending — GFAAR
• 2026-02-25 Price Changed $165,000 GFAAR
• 2025-10-02 Listed $175,000 GFAAR
• 2021-08-05 Sold (Public Records) $107,500 Public Records
• 2014-04-15 Sold (Public Records) $72,500 Public Records
• 2005-07-22 Sold (Public Records) $50,000 Public Records

Property tax history

-10.1%/yr

Latest (2025): $648 · -67.2% YoY. Source: county tax records.