713 Broadway · Buxton, ND 58218

$200,000

4 bd · 2.0 ba · 1,749 sqft · SingleFamily · 28 Days on market

Built 1920 0.40 ac lot Est $182k · 10% over

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Why this score? — see what drove the D- 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 +9.2/30.0
• Appreciation +7.9/10.0
• Schools +6.0/10.0
• Livability +3.7/5.0
• ARV discount +3.0/15.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0

Key facts

• Move-in-ready feel
• Thoughtful updates
• Large lot

Tags

• LARGE LOT
• OPEN FIELD VIEWS
• GENEROUS LIVING SPACES
• THOUGHTFUL UPDATES
• MOVE-IN-READY FEEL
• MODERN TOUCHES

Property features AI

Exterior

• Parking: Attached garage with garage door opener (1 garage space)
• Utilities: Public water; Propane available
• Home design: Single family residence; One and one-half stories; Residential property
• Construction: Metal siding; Other foundation
• Exterior features: Patio; Window treatments

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Cooling system
• Interior features: Electric fireplace; Partial basement; 9 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (35.6% below list).
• Recommended offer: $129k (35.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#34 in ND) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Central Valley 3 (rural): math 65% / reading 70% proficiency, ranked #4 of 169 in ND (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Central Valley Elementary School (math 72% / reading 57%, grade B, #5 of 236 statewide, top 3%, 126 students, 19% FRL); Central Valley High School (math 54% / reading 74%, grade B-, #5 of 144 statewide, top 3%, 85 students, 19% FRL).
• Market conditions: 10 active listings in the ZIP; 8 units permitted in Traill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (5.9% local appreciation)).
• Traill County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,851 (35.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.64% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.25%
• DSCR: 0.86
• GRM: 12.9

CMA / ARV

• ARV (on-the-fly): $181,896
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 Ives St	0.24mi	4/1.5	1,932 (+10%)	20mo	$79,900	$41	53
121 Broadway	0.43mi	3/2.0 (-1)	1,583 (-10%)	20mo	$165,000	$104	42

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

Projected returns pro-forma

5.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.83×
• Total profit: $46,711
• Equity at exit: $124,393

10-year hold

• IRR: 13.1%
• Equity multiple: 3.59×
• Total profit: $145,080
• Equity at exit: $224,438

Cash invested: $56,000 (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 58218

• Home prices YoY: 5.2%
• Active inventory: 10
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,289 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$38 /mo · $451/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-152

Break-even live

Break-even rent $1,481

Max offer price $173,184

Occupancy floor —

Sensitivity live

Price	-10% $-39	-5% $-95	+0% $-152	+5% $-208	+10% $-265
Rent	-10% $-254	-5% $-203	+0% $-152	+5% $-101	+10% $-50
Rate	-1.0pp $-51	-0.5pp $-101	base $-152	+0.5pp $-204	+1.0pp $-256

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   statusdays on market $200,000 Pending 28 DOM
2. 2026-06-18
   days on market $200,000 Active Under Contract 27 DOM
3. 2026-06-17
   days on market $200,000 Active Under Contract 26 DOM
4. 2026-06-16
   days on market $200,000 Active Under Contract 25 DOM
5. 2026-06-15
   days on market $200,000 Active Under Contract 24 DOM
6. 2026-06-13
   days on market $200,000 Active Under Contract 22 DOM
7. 2026-06-12
   days on market $200,000 Active Under Contract 21 DOM
8. 2026-06-09
   days on market $200,000 Active Under Contract 18 DOM
9. 2026-06-08
   days on market $200,000 Active Under Contract 17 DOM
10. 2026-06-07
    days on market $200,000 Active Under Contract 16 DOM
11. 2026-06-05
    days on market $200,000 Active Under Contract 14 DOM
12. 2026-06-04
    days on market $200,000 Active Under Contract 12 DOM
13. 2026-06-02
    days on market $200,000 Active Under Contract 11 DOM
14. 2026-06-01
    days on market $200,000 Active Under Contract 10 DOM
15. 2026-05-31
    days on market $200,000 Active Under Contract 9 DOM
16. 2026-05-22
    listed $200,000 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: $451 · $38/mo
• Projected year-2 tax: $1,960 · $163/mo
• Expected delta: +$1,509/yr (+$126/mo · 334.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,462
• − Mortgage interest: −$11,203
• − Property taxes: −$451
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$5,818
• Taxable loss: −$5,484
• Est. tax savings @ 24.0%: +$1,316
• After-tax cash flow: $-505/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: Central Valley 3
• NCES district ID: 3804140
• Math proficiency: 65% ▬ 0.00%
• Reading proficiency: 70% ▲ 5.00%
• Median HH income: $67,099
• Composite: 60.22/100
• National rank: #1751
• State rank: #4 of 169 in ND

Livability — Buxton

• Score: 73/100
• State rank: #34
• US rank: #5037

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: Buxton, ND
• Population (ZIP): 819

Population outlook (Traill County) Hauer SSP2

• Today (2025): 8,107 people
• By 2030: 8,099 · -0.1%
• By 2040: 8,151 · +0.5%
• By 2050: 8,384 · +3.4%
• By 2075: 9,868 · +21.7%
• By 2100: 12,181 · +50.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Native American 2% Two or more races 1%
• Common ancestry: Portuguese 46% Lithuanian 8% Romanian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Traill

• 2024 margin: Solid R (+31.6) · D 33.3% · R 65.0% · Other 1.7%
• 2008→2024 swing: -38.8pp toward R · 2008: 7.2pp · 2024: -31.6pp
• All cycles: 2024: R+31.6 2020: R+24.9 2016: R+26.5 2012: R+4.7 2008: D+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.89%
• Current HPI: 119.859
• 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

• 2026-05-22 Listed $200,000 GFAAR

Property tax history

-4.8%/yr

Latest (2025): $451 · -56.0% YoY. Source: county tax records.