216 2nd St SW · Stanley, ND 58784

$35,000

2 bd · 2.0 ba · 2,100 sqft · Other · 14 Days on market

Built 1950 0.29 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 +7.0/10.0
• Livability +3.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Investment property
• Well-located lot
• 0.29 acre lot

Tags

• WELL-LOCATED LOT
• ESTABLISHED NEIGHBORHOOD
• INVESTMENT PROPERTY

Property features AI

Exterior

• Parking: Attached or detached 2-car garage with concrete parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Below-grade finished area of 900 (basement is unfinished)
• Exterior features: Corner lot; Lot approximately 84 x 150 (0.3 acre); Zoned R1

Interior

• Kitchen: Range, Oven, Refrigerator
• Interior features: Range, Oven, Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $35k.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).

Location & tenants

• Location reads 76/100 on livability (#17 in ND, #3,477 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools C-, commute C-, health & safety D.
• Stanley 2 (rural): math 21% / reading 37% proficiency, ranked #41 of 53 in ND (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 23 active listings in the ZIP; 29 units permitted in Mountrail County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($242 loan paydown + $1k appreciation (4.0% local appreciation)).
• Mountrail County population projected at +118% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.23% ✓
• Cap rate: 27.21%
• Cash-on-cash: 74.71%
• DSCR: 4.32
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 80.1%
• Equity multiple: 5.58×
• Total profit: $44,913
• Equity at exit: $17,645

10-year hold

• IRR: 78.9%
• Equity multiple: 11.55×
• Total profit: $103,360
• Equity at exit: $28,779

Cash invested: $9,800 (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 58784

• Home prices YoY: 3.1%
• Active inventory: 23
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,132 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$86 /mo · $1,029/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $610

Break-even live

Break-even rent $359

Max offer price $35,000

Occupancy floor 41%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-12
   statusdays on market $35,000 Pending 14 DOM
2. 2026-06-09
   days on market $35,000 Active 12 DOM
3. 2026-06-08
   days on market $35,000 Active 11 DOM
4. 2026-06-07
   days on market $35,000 Active 10 DOM
5. 2026-06-05
   days on market $35,000 Active 8 DOM
6. 2026-06-04
   days on market $35,000 Active 6 DOM
7. 2026-06-02
   days on market $35,000 Active 5 DOM
8. 2026-06-01
   days on market $35,000 Active 4 DOM
9. 2026-05-31
   days on market $35,000 Active 3 DOM
10. 2026-05-23
    listed $35,000 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: $1,029 · $86/mo
• Projected year-2 tax: $1,029 · $86/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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°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: $13,580
• − Mortgage interest: −$1,961
• − Property taxes: −$1,029
• − Insurance: −$175
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$1,018
• Taxable income: $7,225
• Est. tax owed @ 24.0%: −$1,734
• After-tax cash flow: $5,588/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: Stanley 2
• NCES district ID: 3817570
• Math proficiency: 21% ▼ -3.00%
• Reading proficiency: 37% ▼ -5.00%
• Median HH income: $64,306
• Composite: 26.68/100
• National rank: #7160
• State rank: #41 of 53 in ND

Livability — Stanley

• Score: 76/100
• State rank: #17
• US rank: #3477

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stanley, ND
• Population (ZIP): 2,728

Population outlook (Mountrail County) Hauer SSP2

• Today (2025): 16,354 people
• By 2030: 19,818 · +21.2%
• By 2040: 27,393 · +67.5%
• By 2050: 35,721 · +118.4%
• By 2075: 59,193 · +261.9%
• By 2100: 81,883 · +400.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 10% Native American 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 26% Scottish 2% Scotch-Irish 1%
• Foreign-born: 3% · Canada
• Languages at home: 88% English-only · Spanish 11% Arabic 1%

Political lean MEDSL · Mountrail

• 2024 margin: Solid R (+43.1) · D 27.7% · R 70.9% · Other 1.4%
• 2008→2024 swing: -45.6pp toward R · 2008: 2.4pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+37.6 2016: R+33.4 2012: R+16.2 2008: D+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.95%
• Current HPI: 132.7513
• 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

1 event — show timeline

• 2026-05-23 Listed $35,000 MMLS

Property tax history

+3.8%/yr

Latest (2025): $1,029 · +0.9% YoY. Source: county tax records.