1102 4th Ave S · Hettinger, ND 58639

$45,900

6 bd · 5.0 ba · 3,774 sqft · Other · 146 Days on market

Built 1947 5,550 sqft lot ↓ 23% 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 +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Utilities in place
• Prime area
• Solid structure

Tags

• PRIME AREA
• UTILITIES IN PLACE
• SOLID STRUCTURE

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Single-family residential property
• Exterior features: Lot dimensions approximately 50 x 111; Low-density residential zoning

Interior

• Bathrooms: 5 full bathrooms
• Heating & cooling: No heating specified; No cooling specified
• Interior features: Full concrete basement

What this means for you Summary

Snapshot

• This is a 6-bed/5.0-bath other listed at $46k.

Deal economics

• At list price, monthly cash flow is $799 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#94 in ND) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: employment D+, health & safety D+, amenities F.
• Hettinger 13 (rural): math 30% / reading 45% proficiency, ranked #118 of 169 in ND (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 21 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($317 loan paydown + $1k appreciation (3.0% local appreciation)).
• Adams County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $4k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $40,392 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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 1947 — 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. 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.
6. 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.
7. 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: 3.11% ✓
• Cap rate: 27.18%
• Cash-on-cash: 74.59%
• DSCR: 4.32
• GRM: 2.7

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: 79.2%
• Equity multiple: 5.39×
• Total profit: $56,436
• Equity at exit: $20,639

10-year hold

• IRR: 78.7%
• Equity multiple: 11.09×
• Total profit: $129,653
• Equity at exit: $31,807

Cash invested: $12,852 (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 58639

• Active inventory: 21
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,429 medium
• Mortgage (P&I): −$241
• Tax from tax record: −$70 /mo · $842/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $799

Break-even live

Break-even rent $418

Max offer price $45,900

Occupancy floor 39%

Sensitivity live

Price	-10% $825	-5% $812	+0% $799	+5% $786	+10% $773
Rent	-10% $686	-5% $742	+0% $799	+5% $855	+10% $912
Rate	-1.0pp $822	-0.5pp $811	base $799	+0.5pp $787	+1.0pp $775

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: $11,475
• Closing costs: $1,377
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $45,900 Active 146 DOM
2. 2026-06-18
   days on market $45,900 Active 144 DOM
3. 2026-06-17
   days on market $45,900 Active 143 DOM
4. 2026-06-16
   days on market $45,900 Active 142 DOM
5. 2026-06-15
   days on market $45,900 Active 141 DOM
6. 2026-06-13
   days on market $45,900 Active 139 DOM
7. 2026-06-12
   days on market $45,900 Active 138 DOM
8. 2026-06-09
   days on market $45,900 Active 135 DOM
9. 2026-06-08
   days on market $45,900 Active 134 DOM
10. 2026-06-07
    days on market $45,900 Active 133 DOM
11. 2026-06-05
    days on market $45,900 Active 131 DOM
12. 2026-06-04
    days on market $45,900 Active 129 DOM
13. 2026-06-02
    days on market $45,900 Active 128 DOM
14. 2026-06-01
    days on market $45,900 Active 127 DOM
15. 2026-05-31
    days on market $45,900 Active 126 DOM
16. 2026-04-21
    price $45,900
17. 2026-01-26
    listed $49,900 Active
18. 2025-10-06
    price $49,900
19. 2025-05-15
    price $54,900
20. 2025-02-07
    listed $59,900 Active

ⓘ 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: $842 · $70/mo
• Projected year-2 tax: $842 · $70/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Taxation est. · year 1

• Rental income: $17,147
• − Mortgage interest: −$2,571
• − Property taxes: −$842
• − Insurance: −$230
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$1,335
• Taxable income: $9,425
• Est. tax owed @ 24.0%: −$2,262
• After-tax cash flow: $7,324/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: Hettinger 13
• NCES district ID: 3809410
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $46,531
• Composite: 34.59/100
• National rank: #10096
• State rank: #118 of 169 in ND

Livability — Hettinger

• Score: 69/100
• State rank: #94
• US rank: #8171

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hettinger, ND
• Population (ZIP): 1,715

Population outlook (Adams County) Hauer SSP2

• Today (2025): 2,371 people
• By 2030: 2,359 · -0.5%
• By 2040: 2,320 · -2.2%
• By 2050: 2,278 · -3.9%
• By 2075: 2,328 · -1.8%
• By 2100: 2,230 · -5.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 10% Hispanic / Latino 6% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 19% Romanian 3% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+62.7) · D 18.1% · R 80.8% · Other 1.2%
• 2008→2024 swing: -35.0pp toward R · 2008: -27.8pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+57.0 2016: R+57.0 2012: R+45.9 2008: R+27.8

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

-23.4% since first listed

5 events — show timeline

• 2026-04-21 Price Changed $45,900 Badlands BOR MLS
• 2026-01-26 Listed $49,900 Badlands BOR MLS
• 2025-10-06 Price Changed $49,900 Badlands BOR MLS
• 2025-05-15 Price Changed $54,900 Badlands BOR MLS
• 2025-02-07 Listed $59,900 Badlands BOR MLS

Property tax history

+3.4%/yr

Latest (2025): $842 · -2.7% YoY. Source: county tax records.