25 1st St SW · Sawyer, ND 58781

$69,900

3 bd · 1.0 ba · 1,189 sqft · SingleFamily public records · 55 Days on market

Built 1910 6,970 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
• Appreciation +5.0/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Covered porch
• Alley access
• Large fenced yard

Tags

• FRONT PORCH MUD ROOM
• COVERED PORCH
• LARGE FENCED YARD
• MATURE TREES
• FIRE PIT
• ALLEY ACCESS

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Gravel parking
• Security:
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction:
• Exterior features: Patio; Porch; Screened porch; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Range/Oven; Refrigerator
• Bedrooms:
• Flooring:
• Bathrooms:
• Heating & cooling: Window unit cooling
• Interior features: Partial unfinished basement; Dishwasher; Microwave; Range/Oven; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#126 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F, health & safety D-.
• Sawyer 16 (rural): math 40% / reading 40% proficiency, ranked #90 of 169 in ND (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 123 units permitted in Ward County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($483 loan paydown + $2k appreciation (3.0% local appreciation)).
• Ward County population projected at +76% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1910 — 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: 1.61% ✓
• Cap rate: 13.73%
• Cash-on-cash: 26.54%
• DSCR: 2.18
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $153,381
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 2nd St SW	0.13mi	2/1.5 (-1)	1,213 (+2%)	15mo	$50,500	$42	71
235 2nd St NW	0.24mi	2/2.0 (-1)	1,360 (+14%)	19mo	$175,000	$129	40

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: 32.5%
• Equity multiple: 2.84×
• Total profit: $35,997
• Equity at exit: $31,430

10-year hold

• IRR: 32.8%
• Equity multiple: 5.57×
• Total profit: $89,515
• Equity at exit: $48,437

Cash invested: $19,572 (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 58781

• Active inventory: 6
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,129 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$63 /mo · $755/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $433

Break-even live

Break-even rent $580

Max offer price $69,900

Occupancy floor 57%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-29
   status Pending
2. 2026-04-13
   historical Active Under Contract
3. 2026-03-25
   price $69,900
4. 2026-03-05
   listed $74,900 Active
5. 2024-08-17
   listed $105,000 Active
6. 2006-09-07
   soldstatus

ⓘ 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: $755 · $63/mo
• Projected year-2 tax: $755 · $63/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,542
• − Mortgage interest: −$3,915
• − Property taxes: −$755
• − Insurance: −$350
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$2,033
• Taxable income: $4,322
• Est. tax owed @ 24.0%: −$1,037
• After-tax cash flow: $4,158/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: Sawyer 16
• NCES district ID: 3816470
• Math proficiency: 40% ▲ 19.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $70,020
• Composite: 38.83/100
• National rank: #8344
• State rank: #90 of 169 in ND

Livability — Sawyer

• Score: 67/100
• State rank: #126
• US rank: #10485

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: Sawyer, ND
• Population (ZIP): 691

Population outlook (Ward County) Hauer SSP2

• Today (2025): 92,683 people
• By 2030: 104,825 · +13.1%
• By 2040: 131,945 · +42.4%
• By 2050: 163,134 · +76.0%
• By 2075: 256,561 · +176.8%
• By 2100: 354,426 · +282.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Native American 1%
• Common ancestry: Portuguese 37% Lithuanian 3% Romanian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Ward

• 2024 margin: Solid R (+47.4) · D 25.5% · R 72.8% · Other 1.7%
• 2008→2024 swing: -28.2pp toward R · 2008: -19.2pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+44.9 2016: R+47.7 2012: R+30.8 2008: R+19.2

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

-33.4% since first listed

6 events — show timeline

• 2026-04-29 Pending — MMLS
• 2026-04-13 Contingent — MMLS
• 2026-03-25 Price Changed $69,900 MMLS
• 2026-03-05 Listed $74,900 MMLS
• 2024-08-17 Listed $105,000 MMLS
• 2006-09-07 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $755 · +0.5% YoY. Source: county tax records.