203 Park Ave · Finley, ND 58230

$129,900

3 bd · 2.0 ba · 2,607 sqft · SingleFamily · 34 Days on market

Built 1967 Fair condition 8,537 sqft lot

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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 +16.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Appreciation +5.0/10.0
• Schools +4.9/10.0
• 1% rule +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Key facts

• Extra storage
• Finished basement
• Backyard deck

Tags

• BACKYARD DECK
• FINISHED BASEMENT
• EXTRA STORAGE

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: City water connected; City sewer connected; Oil fuel
• Home design: Residential one-level home; Entry level: Main
• Construction: Block foundation; Basement constructed with block
• Exterior features: Other exterior features

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (all on main level)
• Bathrooms: 1 full bath on main level; 1 three-quarter bath in basement
• Heating & cooling: Hot water boiler heating; Wall-mounted cooling unit(s)
• Interior features: Central vacuum; Grab bars in bathroom; Has basement (block foundation); One fireplace
• Laundry & utility: Washer; Dryer (laundry on main level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $82 ($989/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (4.5% below list).
• Recommended offer: $124k (4.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#91 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: crime C-, health & safety D+, amenities F.
• Finley-Sharon 19 (rural): math 50% / reading 60% proficiency, ranked #23 of 169 in ND (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 5 active listings in the ZIP; 4 units permitted in Steele County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($898 loan paydown + $4k appreciation (3.0% local appreciation)).
• Steele County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Recommended offer $124,067 (4.5% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.72%
• DSCR: 1.12
• GRM: 8.7

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: 10.0%
• Equity multiple: 1.58×
• Total profit: $20,916
• Equity at exit: $58,409

10-year hold

• IRR: 12.4%
• Equity multiple: 2.85×
• Total profit: $67,150
• Equity at exit: $90,015

Cash invested: $36,372 (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 58230

• Active inventory: 5
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $82

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 88%

Sensitivity live

Price	-10% $172	-5% $127	+0% $82	+5% $38	+10% $-7
Rent	-10% $-16	-5% $33	+0% $82	+5% $131	+10% $180
Rate	-1.0pp $148	-0.5pp $115	base $82	+0.5pp $49	+1.0pp $15

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   statusdays on market $129,900 Pending 34 DOM
2. 2026-06-18
   days on market $129,900 Active 33 DOM
3. 2026-06-17
   days on market $129,900 Active 32 DOM
4. 2026-06-16
   days on market $129,900 Active 31 DOM
5. 2026-06-15
   days on market $129,900 Active 30 DOM
6. 2026-06-13
   days on market $129,900 Active 28 DOM
7. 2026-06-12
   days on market $129,900 Active 27 DOM
8. 2026-06-09
   days on market $129,900 Active 24 DOM
9. 2026-06-08
   days on market $129,900 Active 23 DOM
10. 2026-06-07
    days on market $129,900 Active 22 DOM
11. 2026-06-05
    days on market $129,900 Active 20 DOM
12. 2026-06-04
    days on market $129,900 Active 18 DOM
13. 2026-06-02
    days on market $129,900 Active 17 DOM
14. 2026-06-01
    days on market $129,900 Active 16 DOM
15. 2026-05-31
    days on market $129,900 Active 15 DOM
16. 2026-05-15
    listed $129,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥95°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,888
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$3,779
• Taxable loss: −$1,147
• Est. tax savings @ 24.0%: +$275
• After-tax cash flow: $1,264/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab

The home requires significant repairs and maintenance, including painting the exterior, repairing the roof and concrete flooring, and repairing the interior walls. Landscaping would also improve the home's curb appeal and increase its value.

Repairs flagged

• Major roof — The independent image shows visible damage to the roof.
• Major exterior siding — The independent image shows weathered siding and peeling paint.
• Major concrete flooring — The independent image shows a concrete floor with visible stains and wear.
• Major interior walls — The independent image shows walls with peeling paint and visible damage.
• Major landscaping — The listing photos show a lack of landscaping features, which could be improved to enhance curb appeal.

Value-add opportunities

• Both paint exterior — Painting the exterior would improve the curb appeal and increase the home's value.
• Both repair roof — Repairing the roof would improve the home's structural integrity and increase its value.
• Both repair concrete flooring — Repairing the concrete flooring would improve the home's condition and increase its value.
• Both repair interior walls — Repairing the interior walls would improve the home's condition and increase its value.
• Both landscaping — Landscaping would improve the home's curb appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The independent image shows visible damage to the roof.	Major	$15,000–50,000
exterior siding · The independent image shows weathered siding and peeling paint.	Major	$15,000–50,000
concrete flooring · The independent image shows a concrete floor with visible stains and wear.	Major	$15,000–50,000
interior walls · The independent image shows walls with peeling paint and visible damage.	Major	$15,000–50,000
landscaping · The listing photos show a lack of landscaping features, which could be improved to enhance curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both paint exterior — Painting the exterior would improve the curb appeal and increase the home's value. ↑
• Both repair roof — Repairing the roof would improve the home's structural integrity and increase its value. ↑
• Both repair concrete flooring — Repairing the concrete flooring would improve the home's condition and increase its value. ↑
• Both repair interior walls — Repairing the interior walls would improve the home's condition and increase its value. ↑
• Both landscaping — Landscaping would improve the home's curb appeal and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Finley-Sharon 19
• NCES district ID: 3806910
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 60% ▬ 0.00%
• Median HH income: $48,407
• Composite: 48.57/100
• National rank: #4604
• State rank: #23 of 169 in ND

Livability — Finley

• Score: 70/100
• State rank: #91
• US rank: #8026

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Finley, ND
• Population (ZIP): 586

Population outlook (Steele County) Hauer SSP2

• Today (2025): 1,921 people
• By 2030: 1,898 · -1.2%
• By 2040: 1,836 · -4.4%
• By 2050: 1,760 · -8.4%
• By 2075: 1,846 · -3.9%
• By 2100: 1,950 · +1.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Portuguese 34% Scottish 6% Slovak 1%
• Foreign-born: 1%

Political lean MEDSL · Steele

• 2024 margin: Strong R (+25.4) · D 36.5% · R 61.9% · Other 1.6%
• 2008→2024 swing: -45.7pp toward R · 2008: 20.4pp · 2024: -25.4pp
• All cycles: 2024: R+25.4 2020: R+23.9 2016: R+17.9 2012: D+1.9 2008: D+20.4

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

1 event — show timeline

• 2026-05-15 Listed $129,900 NORTHSTARMLS as Distributed by MLS Grid