211 12th St W · Bottineau, ND 58318

$134,999

2 bd · 1.0 ba · 2,136 sqft · Other · 138 Days on market

Built 1948 0.25 ac lot

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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 +9.5/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Key facts

• Unfinished basement
• Large closets
• Mature trees

Tags

• LARGE CLOSETS
• ORIGINAL HARDWOOD FLOORS
• FENCED LARGE BACKYARD
• MATURE TREES
• UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: Detached or attached garage not specified; includes 1 garage space with concrete parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story
• Construction: Below-grade finished area present
• Exterior features: Deck

Interior

• Kitchen: Range; Oven; Refrigerator; Dishwasher not listed
• Heating & cooling: Electric heating; Window air conditioning units
• Interior features: Unfinished basement; Range; Oven; Refrigerator; Dryer; Washer
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (25.8% below list).
• Recommended offer: $100k (25.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#6 in ND, #2,494 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Bottineau 1 (rural): math 40% / reading 39% proficiency, ranked #30 of 53 in ND (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bottineau Elementary School (math 46% / reading 34%, grade F, #132 of 236 statewide, top 57%, 349 students, 24% FRL); Bottineau Junior-Senior High School (math 32% / reading 47%, grade F, #57 of 144 statewide, top 48%, 311 students, 40% FRL).
• Market conditions: 33 active listings in the ZIP; 10 units permitted in Bottineau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($933 loan paydown + $9k appreciation (6.3% local appreciation)).
• Bottineau County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,139 (25.8% 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. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.97%
• DSCR: 0.87
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 1.94×
• Total profit: $35,405
• Equity at exit: $87,423

10-year hold

• IRR: 14.1%
• Equity multiple: 3.86×
• Total profit: $108,185
• Equity at exit: $160,792

Cash invested: $37,800 (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 58318

• Home prices YoY: 5.8%
• Active inventory: 33
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,001 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$120 /mo · $1,446/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-94

Break-even live

Break-even rent $1,120

Max offer price $118,464

Occupancy floor —

Sensitivity live

Price	-10% $-17	-5% $-55	+0% $-94	+5% $-132	+10% $-170
Rent	-10% $-173	-5% $-133	+0% $-94	+5% $-54	+10% $-14
Rate	-1.0pp $-26	-0.5pp $-59	base $-94	+0.5pp $-129	+1.0pp $-164

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $134,999 Active 138 DOM
2. 2026-06-21
   days on market $134,999 Active 137 DOM
3. 2026-06-18
   days on market $134,999 Active 135 DOM
4. 2026-06-17
   days on market $134,999 Active 134 DOM
5. 2026-06-16
   days on market $134,999 Active 133 DOM
6. 2026-06-15
   days on market $134,999 Active 132 DOM
7. 2026-06-13
   days on market $134,999 Active 130 DOM
8. 2026-06-12
   days on market $134,999 Active 129 DOM
9. 2026-06-09
   days on market $134,999 Active 126 DOM
10. 2026-06-08
    days on market $134,999 Active 125 DOM
11. 2026-06-07
    days on market $134,999 Active 124 DOM
12. 2026-06-05
    days on market $134,999 Active 122 DOM
13. 2026-06-04
    days on market $134,999 Active 120 DOM
14. 2026-06-02
    days on market $134,999 Active 119 DOM
15. 2026-06-01
    days on market $134,999 Active 118 DOM
16. 2026-05-31
    days on market $134,999 Active 117 DOM
17. 2026-02-03
    listed $134,999 Active
18. 2023-01-23
    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: $1,446 · $120/mo
• Projected year-2 tax: $1,446 · $120/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,017
• − Mortgage interest: −$7,562
• − Property taxes: −$1,446
• − Insurance: −$675
• − Repairs & maintenance: −$961
• − Management: −$961
• − Depreciation: −$3,927
• Taxable loss: −$3,516
• Est. tax savings @ 24.0%: +$844
• After-tax cash flow: $-279/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: Bottineau 1
• NCES district ID: 3803060
• Math proficiency: 40% ▼ -6.00%
• Reading proficiency: 39% ▼ -11.00%
• Median HH income: $48,169
• Composite: 33.92/100
• National rank: #5340
• State rank: #30 of 53 in ND

Livability — Bottineau

• Score: 78/100
• State rank: #6
• US rank: #2494

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bottineau, ND
• Population (ZIP): 3,843

Population outlook (Bottineau County) Hauer SSP2

• Today (2025): 7,367 people
• By 2030: 7,789 · +5.7%
• By 2040: 8,818 · +19.7%
• By 2050: 10,174 · +38.1%
• By 2075: 15,137 · +105.5%
• By 2100: 19,942 · +170.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Native American 7% Two or more races 3%
• Common ancestry: Portuguese 35% Lithuanian 5% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Tagalog/Filipino 1% Spanish 1%

Political lean MEDSL · Bottineau

• 2024 margin: Solid R (+55.3) · D 21.5% · R 76.8% · Other 1.7%
• 2008→2024 swing: -36.2pp toward R · 2008: -19.1pp · 2024: -55.3pp
• All cycles: 2024: R+55.3 2020: R+50.5 2016: R+50.9 2012: R+31.1 2008: R+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.30%
• Current HPI: 114.6716
• 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

2 events — show timeline

• 2026-02-03 Listed $134,999 MMLS
• 2023-01-23 Sold (Public Records) — Public Records

Property tax history

+12.8%/yr

Latest (2025): $1,446 · +4.1% YoY. Source: county tax records.