12601 Hwy 52 N · Foxholm, ND 58718

$38,000

1 bd · 1.0 ba · 784 sqft · SingleFamily public records · 53 Days on market

Built 1920 10,454 sqft lot ↓ 46% 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 +5.4/10.0
• Schools +4.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Bring this hidden gem back to life! Through the front door you're welcomed into an open-concept living room filled with natural light. To the left, you'll find a charming kitchen full of potential, while a cozy bedroom awaits just to the right. Head upstairs to discover an additional room—perfect for a second bedroom, guest space, or creative retreat. Just off the living room is a versatile bonus room, ideal for an office, storage, or hobby space. Outside, mature trees provide shade and character, and you'll love the added charm of the original Foxholm gas station/post office still standing on the property—a true piece of local history. Come take a look and imagine the endless possibilities this property has to offer!

Key facts

• Additional room
• Charming kitchen
• Versatile bonus room

Tags

• OPEN-CONCEPT LIVING ROOM
• CHARMING KITCHEN
• COZY BEDROOM
• ADDITIONAL ROOM
• VERSATILE BONUS ROOM
• MATURE TREES

Property features AI

Exterior

• Parking: Detached or attached garage not specified, includes 1 garage space
• Utilities: Electricity available; Septic tank sewer; Water source: see remarks
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Level lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Wood stove heating (see remarks); No central cooling
• Interior features: Wood-burning fireplace in the living room; Crawl space basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($836 rent vs $38k).
• Recommended offer: $37k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#307 in ND) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime C-, housing D, health & safety D.
• United 7 (rural): math 52% / reading 51% proficiency, ranked #5 of 53 in ND (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• 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 $532 of equity ($263 loan paydown + $269 appreciation (0.7% local appreciation)).
• Ward County population projected at +76% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 3 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: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $36,860 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1920 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.20% ✓
• Cap rate: 19.17%
• Cash-on-cash: 46.00%
• DSCR: 3.05
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.3%
• Equity multiple: 3.46×
• Total profit: $26,158
• Equity at exit: $12,400

10-year hold

• IRR: 50.2%
• Equity multiple: 6.90×
• Total profit: $62,738
• Equity at exit: $16,044

Cash invested: $10,640 (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 58718

• Home prices YoY: 0.5%
• Active inventory: 6
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $836 medium
• Mortgage (P&I): −$199
• Tax from tax record: −$37 /mo · $447/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $408

Break-even live

Break-even rent $319

Max offer price $38,000

Occupancy floor 46%

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $38,000 Active 53 DOM
2. 2026-06-18
   days on market $38,000 Active 52 DOM
3. 2026-06-17
   days on market $38,000 Active 51 DOM
4. 2026-06-16
   days on market $38,000 Active 50 DOM
5. 2026-06-15
   days on market $38,000 Active 49 DOM
6. 2026-06-14
   days on market $38,000 Active 47 DOM
7. 2026-06-12
   days on market $38,000 Active 46 DOM
8. 2026-06-09
   days on market $38,000 Active 43 DOM
9. 2026-06-08
   days on market $38,000 Active 42 DOM
10. 2026-06-07
    days on market $38,000 Active 41 DOM
11. 2026-06-05
    days on market $38,000 Active 38 DOM
12. 2026-06-03
    days on market $38,000 Active 37 DOM
13. 2026-06-02
    days on market $38,000 Active 36 DOM
14. 2026-06-01
    days on market $38,000 Active 35 DOM
15. 2026-05-31
    days on market $38,000 Active 34 DOM
16. 2026-05-30
    days on market $38,000 Active 33 DOM
17. 2026-04-27
    listed $38,000 Active

    Show marketing remark (740 chars)

    Bring this hidden gem back to life! Through the front door you're welcomed into an open-concept living room filled with natural light. To the left, you'll find a charming kitchen full of potential, while a cozy bedroom awaits just to the right. Head upstairs to discover an additional room—perfect for a second bedroom, guest space, or creative retreat. Just off the living room is a versatile bonus room, ideal for an office, storage, or hobby space. Outside, mature trees provide shade and character, and you'll love the added charm of the original Foxholm gas station/post office still standing on the property—a true piece of local history. Come take a look and imagine the endless possibilities this property has to offer!

18. 2026-04-27
    listed $38,000 Active 740-char remark

    Show marketing remark (740 chars)

    Bring this hidden gem back to life! Through the front door you're welcomed into an open-concept living room filled with natural light. To the left, you'll find a charming kitchen full of potential, while a cozy bedroom awaits just to the right. Head upstairs to discover an additional room—perfect for a second bedroom, guest space, or creative retreat. Just off the living room is a versatile bonus room, ideal for an office, storage, or hobby space. Outside, mature trees provide shade and character, and you'll love the added charm of the original Foxholm gas station/post office still standing on the property—a true piece of local history. Come take a look and imagine the endless possibilities this property has to offer!

19. 2025-06-23
    price $55,000
20. 2025-06-23
    price $55,000
21. 2025-05-14
    listed $69,900 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: $447 · $37/mo
• Projected year-2 tax: $447 · $37/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 ≥94°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,029
• − Mortgage interest: −$2,129
• − Property taxes: −$447
• − Insurance: −$190
• − Repairs & maintenance: −$802
• − Management: −$802
• − Depreciation: −$1,105
• Taxable income: $4,554
• Est. tax owed @ 24.0%: −$1,093
• After-tax cash flow: $3,802/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: United 7
• NCES district ID: 3818730
• Math proficiency: 52% ▲ 5.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $71,046
• Composite: 46.06/100
• National rank: #2520
• State rank: #5 of 53 in ND

Livability — Foxholm

• Score: 57/100
• State rank: #307
• US rank: #21855

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Foxholm, ND
• Population (ZIP): 1,137

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Portuguese 40% Slovak 2% Scottish 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 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: ▲ 0.71%
• Current HPI: 146.0351
• 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

-45.6% since first listed

5 events — show timeline

• 2026-04-27 Listed $38,000 GNMLS
• 2026-04-27 Listed $38,000 MMLS
• 2025-06-23 Price Changed $55,000 GNMLS
• 2025-06-23 Price Changed $55,000 MMLS
• 2025-05-14 Listed $69,900 MMLS

Property tax history

+14.5%/yr

Latest (2025): $447 · +7.1% YoY. Source: county tax records.