29 10th Ave W · Dickinson, ND 58601

$185,000

4 bd · 2.0 ba · 1,768 sqft · Other · 67 Days on market

Built 1928 7,050 sqft lot

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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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Schools +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Would make an excellent investment property with 2 seperate 2BD/1BA units or as a single family home. Nicely decorated and updated. .. check out the pictures.

Key facts

• Up down duplex
• Single family home
• New subfloor

Tags

• ORIGINAL HARDWOOD FLOORS
• ARCHED DOORWAY
• NEW FLOOR
• NEW SUBFLOOR
• SINGLE FAMILY HOME
• UP DOWN DUPLEX

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public sewer
• Home design: Single-family residential property
• Construction: Block foundation
• Exterior features: Public sewer; Lot approximately 50 x 141 (0.16 acres); Zoned Res High Density

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Finished basement with block construction
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $185k.

Deal economics

• At list price, monthly cash flow is $67 ($808/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 $162k (12.5% below list).
• Recommended offer: $162k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.9% in Dickinson — 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 76/100 on livability (#12 in ND, #3,334 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Dickinson 1 (town): math 35% / reading 43% proficiency, ranked #29 of 53 in ND (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dickinson Middle School (math 36% / reading 50%, grade D-, #17 of 35 statewide, top 47%, 842 students, 28% FRL).
• Market conditions: Rents rising (+1.9%/yr); 236 active listings in the ZIP; solid renter incomes; 20 units permitted in Stark County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Stark County population projected at +120% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago 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 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $161,869 (12.5% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.56%
• DSCR: 1.07
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.95% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.47×
• Total profit: $-27,399
• Equity at exit: $27,584

10-year hold

• IRR: -8.1%
• Equity multiple: 0.51×
• Total profit: $-25,205
• Equity at exit: $15,995

Cash invested: $51,800 (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 58601

• Rents YoY: 1.9%
• Active inventory: 236
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,619 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$164 /mo · $1,970/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $67

Break-even live

Break-even rent $1,533

Max offer price $185,000

Occupancy floor 91%

Sensitivity live

Price	-10% $172	-5% $120	+0% $67	+5% $15	+10% $-37
Rent	-10% $-61	-5% $3	+0% $67	+5% $131	+10% $195
Rate	-1.0pp $160	-0.5pp $114	base $67	+0.5pp $19	+1.0pp $-29

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $185,000 Active 67 DOM
2. 2026-06-19
   days on market $185,000 Active 65 DOM
3. 2026-06-18
   days on market $185,000 Active 64 DOM
4. 2026-06-17
   days on market $185,000 Active 63 DOM
5. 2026-06-16
   days on market $185,000 Active 62 DOM
6. 2026-06-15
   days on market $185,000 Active 61 DOM
7. 2026-06-14
   days on market $185,000 Active 59 DOM
8. 2026-06-12
   days on market $185,000 Active 58 DOM
9. 2026-06-09
   days on market $185,000 Active 55 DOM
10. 2026-06-08
    days on market $185,000 Active 54 DOM
11. 2026-06-07
    days on market $185,000 Active 53 DOM
12. 2026-06-05
    days on market $185,000 Active 50 DOM
13. 2026-06-03
    days on market $185,000 Active 49 DOM
14. 2026-06-02
    days on market $185,000 Active 48 DOM
15. 2026-06-01
    days on market $185,000 Active 47 DOM
16. 2026-05-31
    days on market $185,000 Active 46 DOM
17. 2026-05-30
    days on market $185,000 Active 45 DOM
18. 2026-04-16
    listed $185,000 Active
19. 2023-09-06
    historical 158-char remark

    Show marketing remark (158 chars)

    Would make an excellent investment property with 2 seperate 2BD/1BA units or as a single family home. Nicely decorated and updated. .. check out the pictures.

20. 2012-04-02
    soldstatus
21. 2012-02-13
    listed $165,000 158-char remark

    Show marketing remark (158 chars)

    Would make an excellent investment property with 2 seperate 2BD/1BA units or as a single family home. Nicely decorated and updated. .. check out the pictures.

22. 2006-02-23
    soldstatus

ⓘ 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: $1,970 · $164/mo
• Projected year-2 tax: $1,970 · $164/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,424
• − Mortgage interest: −$10,363
• − Property taxes: −$1,970
• − Insurance: −$925
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$5,382
• Taxable loss: −$2,324
• Est. tax savings @ 24.0%: +$558
• After-tax cash flow: $1,366/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: Dickinson 1
• NCES district ID: 3800038
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $63,270
• Composite: 34.9/100
• National rank: #5080
• State rank: #29 of 53 in ND

Livability — Dickinson

• Score: 76/100
• State rank: #12
• US rank: #3334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dickinson, ND
• County: Stark County · 29,916 people
• City population: 29,916
• Metro: Dickinson, ND
• Population (ZIP): 29,916
• Household income: $85,821
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 813.0

Population outlook (Stark County) Hauer SSP2

• Today (2025): 50,426 people
• By 2030: 60,812 · +20.6%
• By 2040: 84,155 · +66.9%
• By 2050: 110,718 · +119.6%
• By 2075: 186,710 · +270.3%
• By 2100: 264,902 · +425.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 7% Two or more races 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 9% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 4% German/W. Germanic 1% Arabic 1%

Political lean MEDSL · Stark

• 2024 margin: Solid R (+65.6) · D 16.5% · R 82.1% · Other 1.5%
• 2008→2024 swing: -36.5pp toward R · 2008: -29.1pp · 2024: -65.6pp
• All cycles: 2024: R+65.6 2020: R+63.9 2016: R+65.8 2012: R+49.4 2008: R+29.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -133.57%
• Current HPI: 188.1029
• Rent YoY: ▲ 1.95%
• Metro: Dickinson, 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

+12.1% since first listed

5 events — show timeline

• 2026-04-16 Listed $185,000 Badlands BOR MLS
• 2023-09-06 Delisted — Badlands BOR MLS
• 2012-04-02 Sold (Public Records) — Public Records
• 2012-02-13 Listed $165,000 Badlands BOR MLS
• 2006-02-23 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,970 · +2.4% YoY. Source: county tax records.