3334 30th Ave S · Fargo, ND 58103

$265,000

3 bd · 2.0 ba · 836 sqft · MultiFamily public records · 3 Days on market

Built 1998 5,052 sqft lot

---

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 +11.3/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Great twinhome with massive, fully fenced yard in wonderful South Fargo neighborhood just minutes from schools, shopping, health care, parks, etc!

Key facts

• 5,052 sq ft lot
• 2 garage spots
• Built 1998

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $265k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (25.7% below list).
• Recommended offer: $197k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.5% in Fargo — 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 85/100 on livability (#1 in ND, #605 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Fargo 1 (urban): math 41% / reading 44% proficiency, ranked #28 of 53 in ND (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ed Clapp Elementary School (math 17% / reading 22%, grade F, #222 of 236 statewide, top 94%, 452 students, 78% FRL); Discovery Middle School (math 49% / reading 55%, grade C+, #3 of 35 statewide, top 12%, 975 students, 26% FRL); Fargo Davies High School (math 34% / reading 45%, grade F, #57 of 144 statewide, top 48%, 1,363 students, 19% FRL) — zoned schools average 41% FRL vs 25% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.0%/yr); 213 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,218 units permitted in Cass County in 2024 (410 in 5+ unit buildings).
• This rent runs 40% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Cass County population projected at +69% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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.
• Current owner paid $172k; list at $265k implies a 54% gain — meaningful room to come down on a strong offer.

Recommended offer $196,800 (25.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.74% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.95% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.39×
• Total profit: $-45,233
• Equity at exit: $39,512

10-year hold

• IRR: -6.0%
• Equity multiple: 0.58×
• Total profit: $-30,822
• Equity at exit: $22,912

Cash invested: $74,200 (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 58103

• Rents YoY: 5.0%
• Active inventory: 213
• Price-to-rent: 22.4×

Monthly cashflow live

• Estimated rent: $1,968 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$151 /mo · $1,813/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-97

Break-even live

Break-even rent $2,090

Max offer price $247,952

Occupancy floor 100%

Sensitivity live

Price	-10% $54	-5% $-22	+0% $-97	+5% $-172	+10% $-247
Rent	-10% $-252	-5% $-174	+0% $-97	+5% $-19	+10% $59
Rate	-1.0pp $37	-0.5pp $-29	base $-97	+0.5pp $-165	+1.0pp $-235

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,968
Total (2 units)			$1,968

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3031 33rd St S Fargo, ND	2.0–3.0	1.0–1.5	1078	$1,340	$1.24	15d	3	0.09mi
3343 31st Ave S Fargo, ND	1.0–3.0	1.0	839	$905	$1.08	22d	1	0.12mi
3100 33rd St S Unit 3120-301 Fargo, ND	3.0	1.0	1050	$985	$0.94	15d	1	0.17mi
3302 31st Ave S Fargo, ND	1.0–3.0	1.0–2.0	926	$1,150	$1.24	15d	13	0.18mi
3140 33rd St S Fargo, ND	2.0–3.0	1.0	945	$970	$1.03	15d	5	0.22mi
3504 28th Ave S Fargo, ND	1.0–3.0	1.0–2.0	1100	$1,200	$1.09	22d	4	0.22mi
3161 32nd St S Fargo, ND	2.0–3.0	1.0	969	$1,000	$1.03	15d	7	0.28mi
3301 32nd St S Fargo, ND	3.0	1.0–2.0	808	$1,483	$1.83	15d	9	0.51mi
2701 32nd Ave S Fargo, ND	2.0	1.0	1015	$895	$0.88	15d	3	0.58mi
2836 41st St S Fargo, ND	2.0	1.0–2.0	965	$1,480	$1.53	15d	13	0.65mi
2411 30 1/2 Ave S Fargo, ND	1.0–2.0	1.0	730	$795	$1.09	15d	3	0.78mi
4045 34th Ave S Fargo, ND	1.0–2.0	1.0–2.0	886	$1,265	$1.43	15d	15	0.83mi
3330 42nd St SW Fargo, ND	1.0–3.0	1.0–2.0	1051	$1,095	$1.04	22d	1	0.90mi
3510 28th St S Fargo, ND	3.0	1.0–2.0	786	$1,335	$1.70	15d	10	0.91mi
1858 34th St S Fargo, ND	1.0–2.0	1.0	900	$1,135	$1.26	15d	2	0.93mi
4201 33rd Ave S Fargo, ND	2.0	1.0	900	$900	$1.00	15d	2	0.93mi
2201 33rd Ave S Fargo, ND	1.0–2.0	1.0	812	$860	$1.06	15d	9	0.95mi
4221 33rd Ave S Fargo, ND	2.0	1.0	900	$900	$1.00	22d	1	0.98mi
4231 33rd Ave S Fargo, ND	2.0	1.0	900	$900	$1.00	22d	1	1.00mi
1848 39th St SW Fargo, ND	3.0	1.0–2.0	964	$1,665	$1.73	15d	8	1.01mi
1882 39th St S Fargo, ND	2.0	1.0–2.0	888	$1,640	$1.85	15d	6	1.02mi
3200 22nd St S Fargo, ND	1.0–3.0	1.0–2.0	922	$1,100	$1.19	15d	11	1.03mi
4251 33rd Ave S Fargo, ND	1.0–3.0	1.0–2.0	975	$1,115	$1.14	22d	2	1.05mi
1881 39th St SW Fargo, ND	3.0	1.0–2.0	900	$1,140	$1.27	15d	12	1.06mi
2601 36th Ave S Fargo, ND	2.0	1.0–2.0	941	$850	$0.90	15d	8	1.06mi
4261 33rd Ave S Fargo, ND	2.0	1.0	1000	$950	$0.95	22d	1	1.07mi
4385 Calico Dr S Fargo, ND	1.0–2.0	1.0–2.0	900	$1,195	$1.33	22d	1	1.09mi
4393 Calico Dr S Fargo, ND	1.0–2.0	1.0–2.0	950	$1,195	$1.26	22d	2	1.09mi
4281 33rd Ave S Fargo, ND	1.0–3.0	1.0–2.0	975	$1,165	$1.19	15d	2	1.12mi
4422 30th Ave S Fargo, ND	1.0–2.0	1.0–2.0	834	$1,139	$1.36	15d	3	1.12mi
4425 31st Ave S Fargo, ND	1.0–2.0	1.0–2.0	1111	$1,285	$1.16	15d	2	1.14mi
4389 Calico Dr S Fargo, ND	2.0	2.0	1100	$1,195	$1.09	22d	1	1.15mi
4431 Calico Dr S Fargo, ND	1.0–2.0	1.0–2.0	950	$1,195	$1.26	22d	1	1.16mi
2510 36th Ave S Fargo, ND	3.0	1.0–2.0	945	$1,300	$1.38	15d	18	1.16mi
2420 20th Ave S Fargo, ND	2.0	1.0	975	$972	$1.00	15d	5	1.20mi
2000 21st Ave S Fargo, ND	3.0	1.0–2.0	639	$1,045	$1.63	15d	7	1.20mi
1630 34th St S Fargo, ND	2.0	1.0	1100	$1,052	$0.96	22d	1	1.22mi
1900 21st Ave S Fargo, ND	1.0–2.0	1.0	767	$835	$1.09	15d	4	1.24mi
1810 42nd St S Fargo, ND	3.0	1.0–2.0	867	$1,315	$1.52	15d	9	1.25mi
4161 18th Ave S Fargo, ND	2.0	1.0–2.0	777	$960	$1.23	22d	1	1.26mi

Listing history 5 events

1. 2026-04-13
   status Pending
2. 2026-04-10
   listed $265,000 Active
3. 2016-08-02
   soldstatus $172,250
4. 2016-07-29
   soldstatus $172,250 146-char remark

   Show marketing remark (146 chars)

   Great twinhome with massive, fully fenced yard in wonderful South Fargo neighborhood just minutes from schools, shopping, health care, parks, etc!

5. 2016-06-03
   listed $173,840 146-char remark

   Show marketing remark (146 chars)

   Great twinhome with massive, fully fenced yard in wonderful South Fargo neighborhood just minutes from schools, shopping, health care, parks, etc!

ⓘ 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: $1,813 · $151/mo
• Projected year-2 tax: $2,597 · $216/mo
• Expected delta: +$784/yr (+$65/mo · 43.2%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 12 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: $23,616
• − Mortgage interest: −$14,844
• − Property taxes: −$1,813
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,889
• − Management: −$1,889
• − Depreciation: −$7,709
• Taxable loss: −$5,854
• Est. tax savings @ 24.0%: +$1,405
• After-tax cash flow: $247/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: Fargo 1
• NCES district ID: 3806780
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $46,524
• Composite: 36.23/100
• National rank: #4721
• State rank: #28 of 53 in ND

Livability — Fargo

• Score: 85/100
• State rank: #1
• US rank: #605

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fargo, ND
• County: Cass County · 177,143 people
• City population: 130,876
• Metro: Fargo, ND-MN
• Population (ZIP): 48,796
• Household income: $58,801
• Rent vs Own: 57.9% rent · 42.1% own
• Severe rent burden: 1782.0

Population outlook (Cass County) Hauer SSP2

• Today (2025): 223,771 people
• By 2030: 251,835 · +12.5%
• By 2040: 311,816 · +39.3%
• By 2050: 378,694 · +69.2%
• By 2075: 571,386 · +155.3%
• By 2100: 769,727 · +244.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 12% Two or more races 5% Asian 4% Hispanic / Latino 4% Native American 2%
• Common ancestry: Portuguese 23% Swiss 4% Lithuanian 3%
• Foreign-born: 15% · Canada, India, South Korea
• Languages at home: 86% English-only · Other Indo-European 4% Arabic 1% Spanish 1%

Political lean MEDSL · Cass

• 2024 margin: Lean R (+8.4) · D 44.9% · R 53.3% · Other 1.9%
• 2008→2024 swing: -15.5pp toward R · 2008: 7.1pp · 2024: -8.4pp
• All cycles: 2024: R+8.4 2020: R+2.7 2016: R+10.7 2012: R+3.0 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -143.86%
• Current HPI: 163.2804
• Rent YoY: ▲ 4.95%
• Metro: Fargo, ND-MN
• 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

+52.4% since first listed

5 events — show timeline

• 2026-04-13 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-10 Listed $265,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-08-02 Sold (Public Records) $172,250 Public Records
• 2016-07-29 Sold (MLS) $172,250 NORTHSTARMLS as Distributed by MLS Grid
• 2016-06-03 Listed $173,840 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+0.7%/yr

Latest (2025): $1,813 · -33.4% YoY. Source: county tax records.