425 5th Ave SE · Beach, ND 58621

$49,000

2 bd · 1.0 ba · 812 sqft · Other · 55 Days on market

Built 1910 0.33 ac lot

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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 +5.0/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Large yard
• Eat-in kitchen
• 0.33 acre lot

Tags

• THREE-SEASON BUNGALOW
• LARGE YARD
• EAT-IN KITCHEN

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Single-family residential property; Low-density residential zoning

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Wood stove heating; No central cooling
• Interior features: Eat-in kitchen; Window coverings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $49k.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($959 rent vs $49k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#4 in ND, #2,032 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Beach 3 (rural): math 40% / reading 40% proficiency, ranked #107 of 169 in ND (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 21 active listings in the ZIP; 5 units permitted in Golden Valley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($339 loan paydown + $1k appreciation (3.0% local appreciation)).
• Golden Valley County population projected at +51% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 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: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $47,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1910 — 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. 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.
5. 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.
6. 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: 1.96% ✓
• Cap rate: 17.63%
• Cash-on-cash: 40.48%
• DSCR: 2.80
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 45.9%
• Equity multiple: 3.58×
• Total profit: $35,370
• Equity at exit: $22,033

10-year hold

• IRR: 45.7%
• Equity multiple: 7.17×
• Total profit: $84,590
• Equity at exit: $33,955

Cash invested: $13,720 (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 58621

• Active inventory: 21
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $959 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$17 /mo · $209/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $463

Break-even live

Break-even rent $373

Max offer price $49,000

Occupancy floor 47%

Sensitivity live

Price	-10% $491	-5% $477	+0% $463	+5% $449	+10% $435
Rent	-10% $387	-5% $425	+0% $463	+5% $501	+10% $539
Rate	-1.0pp $488	-0.5pp $475	base $463	+0.5pp $450	+1.0pp $437

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $49,000 Active 55 DOM
2. 2026-06-17
   days on market $49,000 Active 54 DOM
3. 2026-06-16
   days on market $49,000 Active 53 DOM
4. 2026-06-15
   days on market $49,000 Active 52 DOM
5. 2026-06-14
   days on market $49,000 Active 50 DOM
6. 2026-06-13
   days on market $49,000 Active 49 DOM
7. 2026-06-10
   days on market $49,000 Active 47 DOM
8. 2026-06-09
   days on market $49,000 Active 46 DOM
9. 2026-06-08
   days on market $49,000 Active 45 DOM
10. 2026-06-07
    days on market $49,000 Active 44 DOM
11. 2026-06-03
    days on market $49,000 Active 40 DOM
12. 2026-06-02
    days on market $49,000 Active 39 DOM
13. 2026-06-01
    days on market $49,000 Active 38 DOM
14. 2026-05-31
    days on market $49,000 Active 37 DOM
15. 2026-05-31
    days on market $49,000 Active 36 DOM
16. 2026-04-20
    listed $49,000 Active
17. 2025-12-22
    listed $49,000 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: $209 · $17/mo
• Projected year-2 tax: $480 · $40/mo
• Expected delta: +$272/yr (+$23/mo · 130.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 14 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: $11,508
• − Mortgage interest: −$2,745
• − Property taxes: −$209
• − Insurance: −$245
• − Repairs & maintenance: −$921
• − Management: −$921
• − Depreciation: −$1,425
• Taxable income: $5,043
• Est. tax owed @ 24.0%: −$1,210
• After-tax cash flow: $4,344/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: Beach 3
• NCES district ID: 3802380
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $38,333
• Composite: 35.81/100
• National rank: #9624
• State rank: #107 of 169 in ND

Livability — Beach

• Score: 79/100
• State rank: #4
• US rank: #2032

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beach, ND
• Population (ZIP): 1,203

Population outlook (Golden Valley County) Hauer SSP2

• Today (2025): 2,209 people
• By 2030: 2,428 · +9.9%
• By 2040: 2,878 · +30.3%
• By 2050: 3,342 · +51.3%
• By 2075: 4,620 · +109.1%
• By 2100: 5,663 · +156.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 11%
• Common ancestry: Portuguese 7% Romanian 7% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Golden Valley

• 2024 margin: Solid R (+73.7) · D 12.4% · R 86.1% · Other 1.5%
• 2008→2024 swing: -24.3pp toward R · 2008: -49.4pp · 2024: -73.7pp
• All cycles: 2024: R+73.7 2020: R+71.5 2016: R+73.7 2012: R+62.7 2008: R+49.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-04-20 Listed $49,000 Badlands BOR MLS
• 2025-12-22 Listed $49,000 Badlands BOR MLS

Property tax history

+2.4%/yr

Latest (2025): $209 · +7.5% YoY. Source: county tax records.