351 Central Ave N · Beach, ND 58621

$109,900

3 bd · 1.0 ba · 1,046 sqft · Other · 51 Days on market

Built 1935 7,050 sqft lot

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Why this score? — see what drove the C 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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Appreciation +5.0/10.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

So much charm and character in this 3 bedroom 2 bath home located in the heart of Beach, ND. You'll love the large windows and spacious bedrooms! A large formal dining room leaves you with plenty of room for entertaining! Bring your hammer and imagination, this home is ready for your touch and is guaranteed to be a show stopper!

Key facts

• Close to parks
• Close to schools
• Bright living spaces

Tags

• FUNCTIONAL LAYOUT
• BRIGHT LIVING SPACES
• CLOSE TO LOCAL AMENITIES
• CLOSE TO SCHOOLS
• CLOSE TO PARKS

Property features AI

Exterior

• Parking: Has garage
• Utilities: Public sewer
• Home design: Single-family residential
• Construction: Basement: concrete, unfinished
• Exterior features: Lot approximately 50 x 141; Low-density residential zoning

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No cooling
• Interior features: Window coverings; Concrete, unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/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 $108k (1.7% below list).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#4 in ND, #2,032 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Beach 3 (rural): math 40% / reading 40% proficiency, ranked #107 of 169 in ND (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 21 active listings in the ZIP; 5 units permitted in Golden Valley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($760 loan paydown + $3k appreciation (3.0% local appreciation)).
• Golden Valley County population projected at +51% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.98% ✗
• Cap rate: 8.18%
• Cash-on-cash: 6.72%
• DSCR: 1.30
• GRM: 8.5

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: 13.8%
• Equity multiple: 1.79×
• Total profit: $24,187
• Equity at exit: $49,416

10-year hold

• IRR: 15.6%
• Equity multiple: 3.30×
• Total profit: $70,689
• Equity at exit: $76,156

Cash invested: $30,772 (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 58621

• Active inventory: 21
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,081 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$59 /mo · $712/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $172

Break-even live

Break-even rent $863

Max offer price $109,900

Occupancy floor 79%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $109,900 Active 51 DOM
2. 2026-06-17
   days on market $109,900 Active 50 DOM
3. 2026-06-16
   days on market $109,900 Active 49 DOM
4. 2026-06-15
   days on market $109,900 Active 48 DOM
5. 2026-06-14
   days on market $109,900 Active 46 DOM
6. 2026-06-13
   days on market $109,900 Active 45 DOM
7. 2026-06-10
   days on market $109,900 Active 43 DOM
8. 2026-06-09
   days on market $109,900 Active 42 DOM
9. 2026-06-08
   days on market $109,900 Active 41 DOM
10. 2026-06-07
    days on market $109,900 Active 40 DOM
11. 2026-06-03
    pricedays on market $109,900 Active 36 DOM
12. 2026-06-02
    days on market $119,900 Active 35 DOM
13. 2026-06-01
    days on market $119,900 Active 34 DOM
14. 2026-05-31
    days on market $119,900 Active 33 DOM
15. 2026-05-31
    days on market $119,900 Active 32 DOM
16. 2026-04-27
    listed $119,900 Active
17. 2023-09-06
    historical 330-char remark

    Show marketing remark (330 chars)

    So much charm and character in this 3 bedroom 2 bath home located in the heart of Beach, ND. You'll love the large windows and spacious bedrooms! A large formal dining room leaves you with plenty of room for entertaining! Bring your hammer and imagination, this home is ready for your touch and is guaranteed to be a show stopper!

18. 2022-03-18
    listed $63,000 330-char remark

    Show marketing remark (330 chars)

    So much charm and character in this 3 bedroom 2 bath home located in the heart of Beach, ND. You'll love the large windows and spacious bedrooms! A large formal dining room leaves you with plenty of room for entertaining! Bring your hammer and imagination, this home is ready for your touch and is guaranteed to be a show stopper!

ⓘ 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: $712 · $59/mo
• Projected year-2 tax: $1,077 · $90/mo
• Expected delta: +$365/yr (+$30/mo · 51.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,970
• − Mortgage interest: −$6,156
• − Property taxes: −$712
• − Insurance: −$550
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$3,197
• Taxable income: $280
• Est. tax owed @ 24.0%: −$67
• After-tax cash flow: $2,001/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: Beach 3
• NCES district ID: 3802380
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $38,333
• Composite: 35.81/100
• National rank: #9624
• State rank: #107 of 169 in ND

Livability — Beach

• Score: 79/100
• State rank: #4
• US rank: #2032

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: Beach, ND
• Population (ZIP): 1,203

Population outlook (Golden Valley County) Hauer SSP2

• Today (2025): 2,209 people
• By 2030: 2,428 · +9.9%
• By 2040: 2,878 · +30.3%
• By 2050: 3,342 · +51.3%
• By 2075: 4,620 · +109.1%
• By 2100: 5,663 · +156.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 11%
• Common ancestry: Portuguese 7% Romanian 7% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Golden Valley

• 2024 margin: Solid R (+73.7) · D 12.4% · R 86.1% · Other 1.5%
• 2008→2024 swing: -24.3pp toward R · 2008: -49.4pp · 2024: -73.7pp
• All cycles: 2024: R+73.7 2020: R+71.5 2016: R+73.7 2012: R+62.7 2008: R+49.4

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

+90.3% since first listed

3 events — show timeline

• 2026-04-27 Listed $119,900 Badlands BOR MLS
• 2023-09-06 Delisted — Badlands BOR MLS
• 2022-03-18 Listed $63,000 Badlands BOR MLS

Property tax history

+4.4%/yr

Latest (2023): $712 · -1.1% YoY. Source: county tax records.