110 Elm Ave W · Glen Ullin, ND 58631

$110,000

5 bd · 1.5 ba · 2,880 sqft · Other · 5 Days on market

Built 1906 8,500 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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• 1% rule +5.2/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is a classic older home built in 1906. There are 4 bedrooms on the upper level and 1 on the main floor. There is a full bathroom on the main level and a half bath upstairs. There is an eat-in kitchen, large dining room and living room with a bay window. Main floor laundry. The large basement has a coal/wood supplemental heater. The exterior is stucco and the roof is metal. There is a single car attached garage. Glen Ullin has a lot to offer with the Lake Tschida recreation area for water sports and fishing. There is a 9 hole golf course, motocross track, archery range, and campgrounds. Enjoy the benefits of small town living.

Key facts

• Large dining room
• Main floor laundry
• Large basement

Tags

• EAT-IN KITCHEN
• LARGE DINING ROOM
• BAY WINDOW
• MAIN FLOOR LAUNDRY
• LARGE BASEMENT
• STUCCO EXTERIOR

Property features AI

Exterior

• Parking: Detached or attached garage with 1 garage space
• Utilities: Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Block and stone foundation
• Exterior features: Corner lot; Lot roughly 0.2 acres (approx. 85 x 100); Low-density residential zoning

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Has heating; No central cooling
• Interior features: Eat-in kitchen; Window coverings; Unfinished block basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

Location & tenants

• Location reads 64/100 on livability (#210 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: schools C-, crime D+, health & safety D+.
• Glen Ullin 48 (rural): math 50% / reading 45% proficiency, ranked #74 of 169 in ND (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 21 active listings in the ZIP; 94 units permitted in Morton County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($761 loan paydown + $5k appreciation (4.9% local appreciation)).
• Morton County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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?
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: 1.02% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.20%
• DSCR: 1.36
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 2.13×
• Total profit: $34,654
• Equity at exit: $61,740

10-year hold

• IRR: 18.0%
• Equity multiple: 4.13×
• Total profit: $96,519
• Equity at exit: $106,065

Cash invested: $30,800 (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 58631

• Home prices YoY: 5.9%
• Active inventory: 21
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,121 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$52 /mo · $628/yr
• Insurance: −$46
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $155

Break-even live

Break-even rent $925

Max offer price $110,000

Occupancy floor 81%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-18
   days on market $110,000 Active 5 DOM
2. 2026-06-17
   days on market $110,000 Active 4 DOM
3. 2026-06-16
   days on market $110,000 Active 3 DOM
4. 2026-06-15
   days on market $110,000 Active 2 DOM
5. 2026-06-13
   listed $110,000 Active 1 DOM

ⓘ 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: $628 · $52/mo
• Projected year-2 tax: $1,078 · $90/mo
• Expected delta: +$450/yr (+$38/mo · 71.8%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,449
• − Mortgage interest: −$6,162
• − Property taxes: −$628
• − Insurance: −$1,216
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$3,200
• Taxable income: $91
• Est. tax owed @ 24.0%: −$22
• After-tax cash flow: $1,836/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: Glen Ullin 48
• NCES district ID: 3807830
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $46,129
• Composite: 42.48/100
• National rank: #6881
• State rank: #74 of 169 in ND

Livability — Glen Ullin

• Score: 64/100
• State rank: #210
• US rank: #14513

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glen Ullin, ND
• Population (ZIP): 948

Population outlook (Morton County) Hauer SSP2

• Today (2025): 36,682 people
• By 2030: 39,967 · +9.0%
• By 2040: 46,921 · +27.9%
• By 2050: 54,157 · +47.6%
• By 2075: 73,661 · +100.8%
• By 2100: 89,885 · +145.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Pacific Islander 2%
• Common ancestry: Scotch-Irish 7% Portuguese 6% Romanian 2%
• Foreign-born: 2%
• Languages at home: 93% English-only · German/W. Germanic 5% Other Asian/Pacific 1%

Political lean MEDSL · Morton

• 2024 margin: Solid R (+53.8) · D 22.2% · R 75.9% · Other 1.9%
• 2008→2024 swing: -32.7pp toward R · 2008: -21.0pp · 2024: -53.8pp
• All cycles: 2024: R+53.8 2020: R+50.4 2016: R+53.0 2012: R+31.1 2008: R+21.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.91%
• Current HPI: 87.7012
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-11 Listed $110,000 Badlands BOR MLS
• 2026-06-11 Listed $110,000 GNMLS

Property tax history

+16.1%/yr

Latest (2025): $628 · -12.4% YoY. Source: county tax records.