704 11th Ave NW · Minot, ND 58703

$119,900

2 bd · 1.0 ba · 1,390 sqft · SingleFamily public records · 17 Days on market

Built 1908 6,011 sqft lot Est $206k · 42% under

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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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.1/10.0
• Rent growth +3.9/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this 2 bedroom, 1 bathroom, home with a nice chain link fenced yard to enjoy summer and winter, great for pets or kids! a detached garage to keep that vehicle protected. Boasting an updated kitchen to enjoy, a high efficiency furnace for nice low heating cost, and central air to stay nice and cool this summer! Walking in the front door you'll find a nice enclosed entry way with shelving and coat racks, from there into the spacious living room with newer vinyl plank flooring that continues into the formal dining room. The unfinished lower level provides plenty of extra storage, with updated electrical, laundry hook ups. Home has updated asphalt shingles, gutters and downspouts. Close to Minot State University. Eligible for all types of financing, ready for occupancy! Call your favorite Realtor to see it today!

Key facts

• Modern kitchen
• Enclosed front entry
• Detached garage

Tags

• PARTIALLY FENCED YARD
• DETACHED GARAGE
• MODERN KITCHEN
• HIGH-EFFICIENCY FURNACE
• CENTRAL AIR CONDITIONING
• ENCLOSED FRONT ENTRY

Property features AI

Finance

• Other: Zoning: R3B

Exterior

• Parking: Detached garage with 1 car space; Gravel parking surface
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Below-grade finished area (basement) present
• Exterior features: Front porch

Interior

• Kitchen: Range; Oven; Refrigerator
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Range, Oven, Refrigerator; Partial, unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 2.4% in Minot — 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 75/100 on livability (#21 in ND, #3,953 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Minot 1 (town): math 41% / reading 46% proficiency, ranked #24 of 53 in ND (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.7%/yr); 146 active listings in the ZIP; solid renter incomes; 123 units permitted in Ward County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($83k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Ward County population projected at +76% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.91%
• DSCR: 1.26
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $205,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1108 11th St NW	0.26mi	2/1.0	1,440 (+4%)	1mo	$227,500	$158	81
908 7th Ave NW	0.29mi	3/2.0 (+1)	1,424 (+2%)	4mo	$219,000	$154	70
522 11th St St NW	0.42mi	3/1.0 (+1)	1,388 (-0%)	8mo	$175,000	$126	69
805 Normal St	0.22mi	3/2.0 (+1)	1,440 (+4%)	10mo	$210,000	$146	66
623 12th St NW	0.46mi	2/1.0	1,292 (-7%)	3mo	$174,900	$135	64
509 NW 13th St	0.56mi	2/1.0	1,344 (-3%)	5mo	$194,900	$145	64
629 Lake St NW	0.61mi	2/2.0	1,426 (+3%)	3mo	$210,000	$147	61
1204 7th Ave NW	0.44mi	3/2.0 (+1)	1,364 (-2%)	8mo	$208,000	$152	60
604 13th St NW	0.50mi	2/2.0	1,320 (-5%)	9mo	$195,000	$148	56
1714 University Ave W	0.73mi	3/2.0 (+1)	1,374 (-1%)	2mo	$309,900	$226	54
1 8th Ave NW	0.60mi	3/1.0 (+1)	1,512 (+9%)	8mo	$203,000	$134	46
809 4th Ave NW	0.53mi	3/2.0 (+1)	1,232 (-11%)	5mo	$184,000	$149	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.74% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-5,493
• Equity at exit: $17,877

10-year hold

• IRR: 8.2%
• Equity multiple: 1.70×
• Total profit: $23,581
• Equity at exit: $10,367

Cash invested: $33,572 (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 58703

• Rents YoY: 5.7%
• Active inventory: 146
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,207 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$110 /mo · $1,315/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $165

Break-even live

Break-even rent $998

Max offer price $119,900

Occupancy floor 81%

Sensitivity live

Price	-10% $233	-5% $199	+0% $165	+5% $131	+10% $97
Rent	-10% $70	-5% $118	+0% $165	+5% $213	+10% $261
Rate	-1.0pp $226	-0.5pp $196	base $165	+0.5pp $134	+1.0pp $103

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $119,900 Active 17 DOM
2. 2026-06-18
   days on market $119,900 Active 16 DOM
3. 2026-06-17
   price $119,900 Active 15 DOM
4. 2026-06-17
   days on market $129,900 Active 15 DOM
5. 2026-06-16
   days on market $129,900 Active 14 DOM
6. 2026-06-15
   days on market $129,900 Active 13 DOM
7. 2026-06-14
   days on market $129,900 Active 11 DOM
8. 2026-06-12
   days on market $129,900 Active 10 DOM
9. 2026-06-09
   days on market $129,900 Active 7 DOM
10. 2026-06-08
    days on market $129,900 Active 6 DOM
11. 2026-06-07
    pricedays on market $129,900 Active 5 DOM
12. 2026-06-03
    listed $139,900 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: $1,315 · $110/mo
• Projected year-2 tax: $1,315 · $110/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 ≥95°F today · 12 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: $14,484
• − Mortgage interest: −$6,716
• − Property taxes: −$1,315
• − Insurance: −$600
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$3,488
• Taxable income: $48
• Est. tax owed @ 24.0%: −$12
• After-tax cash flow: $1,971/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: Minot 1
• NCES district ID: 3813030
• Math proficiency: 41% ▼ -4.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $54,224
• Composite: 37.79/100
• National rank: #4341
• State rank: #24 of 53 in ND

Livability — Minot

• Score: 75/100
• State rank: #21
• US rank: #3953

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Minot, ND
• County: Ward County · 55,225 people
• City population: 55,225
• Metro: Minot, ND
• Population (ZIP): 22,139
• Household income: $82,728
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 543.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 8% Black 6% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Portuguese 20% Lithuanian 3% Scottish 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -203.01%
• Current HPI: 138.9083
• Rent YoY: ▲ 5.74%
• Metro: Minot, ND
• 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

+133.6% since first listed

9 events — show timeline

• 2026-06-02 Listed $139,900 MMLS
• 2024-08-02 Sold (Public Records) $90,000 Public Records
• 2024-08-01 Sold (MLS) — MMLS
• 2024-07-19 Contingent — MMLS
• 2024-07-08 Listed $99,900 MMLS
• 2023-11-04 Rental Removed $650 RENTEC
• 2023-10-20 Listed for Rent $650 RENTEC
• 2017-11-15 Sold (MLS) — MMLS
• 2017-08-18 Listed $59,900 MMLS

Property tax history

+2.3%/yr

Latest (2025): $1,315 · +11.1% YoY. Source: county tax records.