3579 107th Ave NW · Keene, ND 58847

$110,000

5 bd · 3.0 ba · 2,052 sqft · Other · 23 Days on market

Built 2011 Good condition

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Key facts

• Built 2011
• Listed 22 days

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Propane available; Water available; Sewer available; Electricity available; Natural gas available; Water source and lot/road details: see remarks
• Home design: Manufactured home (double wide); One level
• Construction: Vinyl siding
• Exterior features: Porch; Metal roof

Interior

• Kitchen: Dishwasher
• Flooring: Vinyl
• Bathrooms: Three full bathrooms
• Heating & cooling: Central air; Forced air heating (propane)
• Interior features: Dishwasher; No basement; Vinyl flooring; Central air conditioning; Forced air heating with propane

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath other listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Mckenzie County 1 (rural): math 33% / reading 36% proficiency, ranked #34 of 53 in ND (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 38 units permitted in McKenzie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• McKenzie County population projected at +180% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, 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 23 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.40% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.83%
• DSCR: 1.79
• GRM: 5.9

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: 24.3%
• Equity multiple: 2.38×
• Total profit: $42,428
• Equity at exit: $49,461

10-year hold

• IRR: 25.1%
• Equity multiple: 4.58×
• Total profit: $110,231
• Equity at exit: $76,225

Cash invested: $30,800 (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 58847

• Active inventory: 2
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,542 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $458

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 65%

Sensitivity live

Price	-10% $534	-5% $496	+0% $458	+5% $420	+10% $382
Rent	-10% $336	-5% $397	+0% $458	+5% $519	+10% $580
Rate	-1.0pp $513	-0.5pp $486	base $458	+0.5pp $429	+1.0pp $400

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $110,000 Active 23 DOM
2. 2026-06-18
   days on market $110,000 Active 22 DOM
3. 2026-06-17
   days on market $110,000 Active 21 DOM
4. 2026-06-16
   days on market $110,000 Active 20 DOM
5. 2026-06-15
   days on market $110,000 Active 19 DOM
6. 2026-06-14
   days on market $110,000 Active 17 DOM
7. 2026-06-12
   days on market $110,000 Active 16 DOM
8. 2026-06-09
   days on market $110,000 Active 13 DOM
9. 2026-06-08
   days on market $110,000 Active 12 DOM
10. 2026-06-07
    days on market $110,000 Active 11 DOM
11. 2026-06-02
    days on market $110,000 Active 6 DOM
12. 2026-06-01
    days on market $110,000 Active 5 DOM
13. 2026-05-31
    days on market $110,000 Active 4 DOM
14. 2026-05-30
    days on market $110,000 Active 3 DOM
15. 2026-05-27
    listed $110,000 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥95°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,500
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − Depreciation: −$3,200
• Taxable income: $3,978
• Est. tax owed @ 24.0%: −$955
• After-tax cash flow: $4,538/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 · 12 photos

Good 75/100 Cosmetic rehab

This property is in good condition with minimal repairs needed. It is move-in ready and would benefit from some cosmetic updates to enhance its curb appeal and value.

Value-add opportunities

• Both Paint touch-ups — Enhances curb appeal and interior aesthetics
• Both Landscaping — Improves curb appeal and enhances property value
• Both New flooring — Enhances interior aesthetics and increases rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint touch-ups — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑
• Both New flooring — Enhances interior aesthetics and increases rental 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: Mckenzie County 1
• NCES district ID: 3812540
• Math proficiency: 33% ▲ 3.00%
• Reading proficiency: 36% ▼ -3.00%
• Median HH income: $69,150
• Composite: 31.76/100
• National rank: #5902
• State rank: #34 of 53 in ND

Livability — Keene

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 226

Population outlook (McKenzie County) Hauer SSP2

• Today (2025): 28,775 people
• By 2030: 37,834 · +31.5%
• By 2040: 58,116 · +102.0%
• By 2050: 80,685 · +180.4%
• By 2075: 142,630 · +395.7%
• By 2100: 200,986 · +598.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 16% Native American 11%
• Common ancestry: Portuguese 27% Romanian 10% Subsaharan African 4%
• Foreign-born: 4% · Canada

Political lean MEDSL · McKenzie

• 2024 margin: Solid R (+69.6) · D 14.8% · R 84.4%
• 2008→2024 swing: -39.9pp toward R · 2008: -29.7pp · 2024: -69.6pp
• All cycles: 2024: R+69.6 2020: R+67.7 2016: R+64.5 2012: R+44.5 2008: R+29.7

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

• 2026-05-27 Listed $110,000 GNMLS

Property tax history

-31.4%/yr

Latest (2025): $125 · -88.9% YoY. Source: county tax records.