603 3rd Ave · Rolette, ND 58366

$109,900

3 bd · 2.0 ba · 2,280 sqft · SingleFamily · 71 Days on market

Built 1956 6,970 sqft lot Est $137k · 20% under

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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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.4/10.0
• Appreciation +5.0/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 6,970 sq ft lot
• Garage
• Built 1956

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single story
• Construction: Below-grade finished area
• Exterior features: Patio; Porch

Interior

• Kitchen: Range; Oven; Refrigerator
• Heating & cooling: Forced air heating
• Interior features: Finished basement; Range, Oven, Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#186 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, crime D+, employment D.
• Rolette 29 (rural): math 35% / reading 40% proficiency, ranked #120 of 169 in ND (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($760 loan paydown + $3k appreciation (3.0% local appreciation)).
• Rolette County population projected at +21% 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 71 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.24% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.50%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $136,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 Highland St	0.25mi	2/3.0 (-1)	2,568 (+13%)	22mo	$155,000	$60	40

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

Projected returns pro-forma

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

5-year hold

• IRR: 19.2%
• Equity multiple: 2.09×
• Total profit: $33,672
• Equity at exit: $49,416

10-year hold

• IRR: 20.5%
• Equity multiple: 3.97×
• Total profit: $91,308
• Equity at exit: $76,156

Cash invested: $30,772 (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 58366

• Active inventory: 5
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,367 medium
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $320

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 72%

Sensitivity live

Price	-10% $396	-5% $358	+0% $320	+5% $283	+10% $245
Rent	-10% $212	-5% $266	+0% $320	+5% $374	+10% $428
Rate	-1.0pp $376	-0.5pp $348	base $320	+0.5pp $292	+1.0pp $263

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $109,900 Active 71 DOM
2. 2026-06-18
   days on market $109,900 Active 69 DOM
3. 2026-06-17
   days on market $109,900 Active 68 DOM
4. 2026-06-16
   days on market $109,900 Active 67 DOM
5. 2026-06-15
   days on market $109,900 Active 66 DOM
6. 2026-06-13
   days on market $109,900 Active 64 DOM
7. 2026-06-12
   days on market $109,900 Active 63 DOM
8. 2026-06-09
   days on market $109,900 Active 60 DOM
9. 2026-06-08
   days on market $109,900 Active 59 DOM
10. 2026-06-07
    days on market $109,900 Active 58 DOM
11. 2026-06-05
    days on market $109,900 Active 56 DOM
12. 2026-06-04
    days on market $109,900 Active 54 DOM
13. 2026-06-02
    days on market $109,900 Active 53 DOM
14. 2026-06-01
    days on market $109,900 Active 52 DOM
15. 2026-05-31
    days on market $109,900 Active 51 DOM
16. 2026-04-10
    listed $109,900 Active
17. 2025-11-04
    soldstatus

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

Taxation est. · year 1

• Rental income: $16,405
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$3,197
• Taxable income: $2,229
• Est. tax owed @ 24.0%: −$535
• After-tax cash flow: $3,311/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: Rolette 29
• NCES district ID: 3816050
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $45,962
• Composite: 34.56/100
• National rank: #10111
• State rank: #120 of 169 in ND

Livability — Rolette

• Score: 65/100
• State rank: #186
• US rank: #13000

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rolette, ND
• Population (ZIP): 793

Population outlook (Rolette County) Hauer SSP2

• Today (2025): 16,023 people
• By 2030: 16,716 · +4.3%
• By 2040: 18,114 · +13.0%
• By 2050: 19,437 · +21.3%
• By 2075: 23,175 · +44.6%
• By 2100: 25,898 · +61.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Native American 21% Two or more races 4%
• Common ancestry: Portuguese 41% Lithuanian 7% Iranian 5%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · German/W. Germanic 5%

Political lean MEDSL · Rolette

• 2024 margin: Strong D (+28.1) · D 63.2% · R 35.1% · Other 1.6%
• 2008→2024 swing: -23.9pp toward R · 2008: 52.0pp · 2024: 28.1pp
• All cycles: 2024: D+28.1 2020: D+32.2 2016: D+24.2 2012: D+49.9 2008: D+52.0

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

2 events — show timeline

• 2026-04-10 Listed $109,900 MMLS
• 2025-11-04 Sold (Public Records) — Public Records

Property tax history

-12.7%/yr

Latest (2024): $173 · +0.0% YoY. Source: county tax records.