1814 Prairie Ave · Dickinson, ND 58601

$62,900

1 bd · 1.0 ba · 680 sqft · SingleFamily · 239 Days on market

Built 1977 680 sqft lot ↓ 33% since listing

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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 +3.8/5.0
• Schools +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great first time home buyer opportunity or add to a rental portfolio. This is a top floor unit with a balcony facing north.

Key facts

• Garage
• Built 1977
• Listed 239 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 2.9% in Dickinson — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#12 in ND, #3,334 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Dickinson 1 (town): math 35% / reading 43% proficiency, ranked #29 of 53 in ND (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 235 active listings in the ZIP; solid renter incomes; 20 units permitted in Stark County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($86k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $435 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Stark County population projected at +120% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 13y 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.

Recommended offer $55,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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 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?
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: 1.73% ✓
• Cap rate: 14.40%
• Cash-on-cash: 28.95%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.95% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 1.89×
• Total profit: $15,747
• Equity at exit: $9,379

10-year hold

• IRR: 29.5%
• Equity multiple: 3.50×
• Total profit: $44,053
• Equity at exit: $5,438

Cash invested: $17,612 (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 58601

• Rents YoY: 1.9%
• Active inventory: 235
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,088 medium
• Mortgage (P&I): −$330
• Tax est. 1.5%: −$79 /mo · $944/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $425

Break-even live

Break-even rent $550

Max offer price $62,900

Occupancy floor 56%

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: $15,725
• Closing costs: $1,887
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-04-22
   status Pending
2. 2025-08-25
   listed $62,900 Active
3. 2025-06-30
   soldstatus Closed 123-char remark

   Show marketing remark (171 chars)

   Investment opportunity to own a rental! Start your portfolio with this well maintained unit. Condo fees are $175 per month. This is a ground floor unit with minimal steps.

4. 2025-06-30
   soldstatus Closed 171-char remark

   Show marketing remark (171 chars)

   Investment opportunity to own a rental! Start your portfolio with this well maintained unit. Condo fees are $175 per month. This is a ground floor unit with minimal steps.

5. 2025-06-30
   soldstatus Closed

   Show marketing remark (171 chars)

   Investment opportunity to own a rental! Start your portfolio with this well maintained unit. Condo fees are $175 per month. This is a ground floor unit with minimal steps.

6. 2025-06-30
   soldstatus Closed

   Show marketing remark (171 chars)

   Investment opportunity to own a rental! Start your portfolio with this well maintained unit. Condo fees are $175 per month. This is a ground floor unit with minimal steps.

7. 2025-04-07
   historical Active Under Contract 171-char remark

   Show marketing remark (171 chars)

   Investment opportunity to own a rental! Start your portfolio with this well maintained unit. Condo fees are $175 per month. This is a ground floor unit with minimal steps.

8. 2024-11-14
   historical $750
9. 2024-10-18
   price $750
10. 2024-10-01
    soldstatus Closed
11. 2024-08-28
    price $850
12. 2024-08-15
    listed $74,500 Active 123-char remark

    Show marketing remark (171 chars)

    Investment opportunity to own a rental! Start your portfolio with this well maintained unit. Condo fees are $175 per month. This is a ground floor unit with minimal steps.

13. 2024-08-15
    listed $72,500 Active 171-char remark

    Show marketing remark (171 chars)

    Investment opportunity to own a rental! Start your portfolio with this well maintained unit. Condo fees are $175 per month. This is a ground floor unit with minimal steps.

14. 2024-08-08
    listed $950
15. 2024-07-19
    listed $74,500 Active
16. 2024-07-19
    listed $74,500 Active
17. 2024-07-16
    soldstatus Closed
18. 2024-07-15
    soldstatus Closed
19. 2024-07-12
    status Active
20. 2024-06-12
    listed $72,500 Active
21. 2024-06-11
    listed $72,500 Active
22. 2024-06-11
    listed $72,500 Active
23. 2024-05-27
    soldstatus Closed
24. 2024-04-29
    historical Active Under Contract
25. 2024-04-24
    listed $74,900 Active
26. 2024-01-25
    soldstatus Closed
27. 2023-12-27
    price $66,000
28. 2023-11-14
    soldstatus Closed
29. 2023-10-13
    historical Active Under Contract
30. 2023-09-06
    historical
31. 2023-09-06
    historical
32. 2023-09-06
    historical
33. 2023-09-06
    historical
34. 2023-09-06
    historical
35. 2023-05-02
    listed $69,900 Active
36. 2023-01-26
    listed $65,000 Active
37. 2021-12-13
    listed $44,000
38. 2020-06-02
    listed $40,000
39. 2019-10-09
    listed $50,500
40. 2019-10-09
    listed $50,500
41. 2013-09-26
    listed $94,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,057
• − Mortgage interest: −$3,523
• − Property taxes: −$944
• − Insurance: −$314
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$1,830
• Taxable income: $4,356
• Est. tax owed @ 24.0%: −$1,046
• After-tax cash flow: $4,053/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: Dickinson 1
• NCES district ID: 3800038
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $63,270
• Composite: 34.9/100
• National rank: #5080
• State rank: #29 of 53 in ND

Livability — Dickinson

• Score: 76/100
• State rank: #12
• US rank: #3334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dickinson, ND
• County: Stark County · 29,916 people
• City population: 29,916
• Metro: Dickinson, ND
• Population (ZIP): 29,916
• Household income: $85,821
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 813.0

Population outlook (Stark County) Hauer SSP2

• Today (2025): 50,426 people
• By 2030: 60,812 · +20.6%
• By 2040: 84,155 · +66.9%
• By 2050: 110,718 · +119.6%
• By 2075: 186,710 · +270.3%
• By 2100: 264,902 · +425.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 7% Two or more races 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 9% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 4% German/W. Germanic 1% Arabic 1%

Political lean MEDSL · Stark

• 2024 margin: Solid R (+65.6) · D 16.5% · R 82.1% · Other 1.5%
• 2008→2024 swing: -36.5pp toward R · 2008: -29.1pp · 2024: -65.6pp
• All cycles: 2024: R+65.6 2020: R+63.9 2016: R+65.8 2012: R+49.4 2008: R+29.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -133.57%
• Current HPI: 188.1029
• Rent YoY: ▲ 1.95%
• Metro: Dickinson, ND
• 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

-33.1% since first listed

41 events — show timeline

• 2026-04-22 Pending — Badlands BOR MLS
• 2025-08-25 Listed $62,900 Badlands BOR MLS
• 2025-06-30 Sold (MLS) — Badlands BOR MLS
• 2025-06-30 Sold (MLS) — Badlands BOR MLS
• 2025-06-30 Sold (MLS) — Badlands BOR MLS
• 2025-06-30 Sold (MLS) — Badlands BOR MLS
• 2025-04-07 Contingent — Badlands BOR MLS
• 2024-11-14 Rental Removed $750 APPFOLIO
• 2024-10-18 Price Changed $750 APPFOLIO
• 2024-10-01 Sold (MLS) — Badlands BOR MLS
• 2024-08-28 Price Changed $850 APPFOLIO
• 2024-08-15 Listed $72,500 Badlands BOR MLS
• 2024-08-15 Listed $74,500 Badlands BOR MLS
• 2024-08-08 Listed for Rent $950 APPFOLIO
• 2024-07-19 Listed $74,500 Badlands BOR MLS
• 2024-07-19 Listed $74,500 Badlands BOR MLS
• 2024-07-16 Sold (MLS) — Badlands BOR MLS
• 2024-07-15 Sold (MLS) — Badlands BOR MLS
• 2024-07-12 Relisted — Badlands BOR MLS
• 2024-06-12 Listed $72,500 Badlands BOR MLS
• 2024-06-11 Listed $72,500 Badlands BOR MLS
• 2024-06-11 Listed $72,500 Badlands BOR MLS
• 2024-05-27 Sold (MLS) — Badlands BOR MLS
• 2024-04-29 Contingent — Badlands BOR MLS
• 2024-04-24 Listed $74,900 Badlands BOR MLS
• 2024-01-25 Sold (MLS) — Badlands BOR MLS
• 2023-12-27 Price Changed $66,000 Badlands BOR MLS
• 2023-11-14 Sold (MLS) — Badlands BOR MLS
• 2023-10-13 Contingent — Badlands BOR MLS
• 2023-09-06 Delisted — Badlands BOR MLS
• 2023-09-06 Delisted — Badlands BOR MLS
• 2023-09-06 Delisted — Badlands BOR MLS
• 2023-09-06 Delisted — Badlands BOR MLS
• 2023-09-06 Delisted — Badlands BOR MLS
• 2023-05-02 Listed $69,900 Badlands BOR MLS
• 2023-01-26 Listed $65,000 Badlands BOR MLS
• 2021-12-13 Listed $44,000 Badlands BOR MLS
• 2020-06-02 Listed $40,000 Badlands BOR MLS
• 2019-10-09 Listed $50,500 Badlands BOR MLS
• 2019-10-09 Listed $50,500 Badlands BOR MLS
• 2013-09-26 Listed $94,000 Badlands BOR MLS