2155 4th Ave E · West Fargo, ND 58078

$282,500

4 bd · 2.0 ba · 1,032 sqft · SingleFamily public records · 86 Days on market

Built 1979 5,488 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.8/30.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Key facts

• Large deck
• Backyard
• Built-in workbench

Tags

• OVERSIZED HEATED GARAGE
• BUILT-IN WORKBENCH
• ADDITIONAL STORAGE SPACE
• LARGE DECK
• BACKYARD

Property features AI

Exterior

• Parking: Attached garage with 3-car capacity (garage dimensions approx. 24 x 35 x 24 x 36)
• Utilities: City water connected; City sewer connected; 150 amp electric service; Fuel: Electric and Natural Gas
• Home design: Residential split entry (bi-level) home; Main and lower living levels
• Construction: Frame construction; Asphalt roof; Foundation area approximately 1,032 (other foundation type noted)
• Exterior features: Vinyl exterior; Partial wood and chain-link fencing

Interior

• Kitchen: Range; Microwave; Dishwasher; Disposal; Refrigerator; Water filtration system
• Bedrooms: 4 bedrooms (locations: upper and lower levels; multiple bedrooms on both levels)
• Bathrooms: Main floor full bathroom; Basement 3/4 bathroom
• Heating & cooling: Baseboard heating; Ductless mini-split cooling
• Interior features: Wood-burning fireplace (1); Informal dining area; Drain-tiled basement with sump pump
• Laundry & utility: Washer hookup; Electric dryer hookup; Lower-level laundry; Utility room on lower level; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $282k.

Deal economics

• At list price, monthly cash flow is $-570 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (35.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (46.1% below list).
• Recommended offer: $152k (46.1% below list) — sets the bar for 1% rule.
• Cap rate 3.9% vs local median 3.1% in West Fargo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 77/100 on livability (#10 in ND, #2,868 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: health & safety D+, amenities F, commute F.
• West Fargo 6 (suburban): math 41% / reading 42% proficiency, ranked #26 of 53 in ND (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: L E Berger Elementary School (math 37% / reading 27%, grade F, #173 of 236 statewide, top 76%, 370 students, 72% FRL); Cheney Middle School (math 40% / reading 45%, grade D-, #18 of 35 statewide, top 50%, 1,012 students, 43% FRL); West Fargo High School (math 32% / reading 42%, grade F, #71 of 144 statewide, top 52%, 1,423 students, 32% FRL) — zoned schools average 49% FRL vs 24% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.1%/yr); 262 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,218 units permitted in Cass County in 2024 (410 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Cass County population projected at +69% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $132k; list at $282k implies a 113% gain — meaningful room to come down on a strong offer.

Recommended offer $152,332 (46.1% 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. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.54% ✗
• Cap rate: 3.87%
• Cash-on-cash: -8.65%
• DSCR: 0.62
• GRM: 15.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.13% rent growth · sell at horizon

5-year hold

• IRR: -29.6%
• Equity multiple: 0.00×
• Total profit: $-78,826
• Equity at exit: $42,122

10-year hold

• IRR: -24.0%
• Equity multiple: -0.28×
• Total profit: $-101,441
• Equity at exit: $24,425

Cash invested: $79,100 (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 58078

• Rents YoY: 5.1%
• Active inventory: 262
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $1,523 high
• Mortgage (P&I): −$1,481
• Tax from tax record: −$174 /mo · $2,090/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $-570

Break-even live

Break-even rent $2,245

Max offer price $181,828

Occupancy floor —

Sensitivity live

Price	-10% $-410	-5% $-490	+0% $-570	+5% $-650	+10% $-730
Rent	-10% $-690	-5% $-630	+0% $-570	+5% $-510	+10% $-450
Rate	-1.0pp $-428	-0.5pp $-498	base $-570	+0.5pp $-643	+1.0pp $-718

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: $70,625
• Closing costs: $8,475
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2131 2nd Ave E West Fargo, ND	3.0	1.0	1224	$1,500	$1.23	23d	1	0.06mi
4452 La Casa Way Fargo, ND	3.0	2.0	1185	$1,450	$1.22	23d	1	0.58mi
4235 9th Avenue Cir S Unit 102 Fargo, ND	3.0	1.0	1000	$1,030	$1.03	15d	1	0.63mi
4214 9th Ave S Fargo, ND	1.0–3.0	1.0	854	$985	$1.15	15d	8	0.74mi
901 42nd St S Fargo, ND	1.0–3.0	1.0	900	$930	$1.03	15d	9	0.80mi
1501 48th St S Fargo, ND	3.0	1.0–2.0	800	$1,320	$1.65	15d	19	0.98mi
1409 14th Ave E West Fargo, ND	2.0–3.0	1.0	900	$1,050	$1.17	23d	1	1.03mi
4949 16th Ave S Fargo, ND	3.0	1.0–2.0	938	$1,585	$1.69	15d	7	1.07mi
4311 15th Ave S Fargo, ND	3.0	1.0–2.0	855	$1,145	$1.34	23d	4	1.09mi
4720 16th Ave S Fargo, ND	1.0–3.0	1.0	855	$1,145	$1.34	15d	11	1.11mi
424 6th St E West Fargo, ND	2.0–3.0	1.0–2.0	980	$880	$0.90	23d	7	1.21mi
1632 51st St S Fargo, ND	3.0	1.0–2.5	1352	$2,295	$1.70	23d	22	1.24mi
4220 17th Ave SW Fargo, ND	1.0–3.0	1.0	1150	$1,295	$1.13	15d	3	1.40mi
1727 42nd St S Fargo, ND	1.0–3.0	1.0	1015	$970	$0.96	15d	3	1.43mi

Listing history 21 events

1. 2026-06-21
   days on market $282,500 Active 86 DOM
2. 2026-06-18
   days on market $282,500 Active 83 DOM
3. 2026-06-17
   days on market $282,500 Active 82 DOM
4. 2026-06-16
   days on market $282,500 Active 81 DOM
5. 2026-06-15
   days on market $282,500 Active 80 DOM
6. 2026-06-14
   days on market $282,500 Active 78 DOM
7. 2026-06-13
   days on market $282,500 Active 77 DOM
8. 2026-06-10
   days on market $282,500 Active 75 DOM
9. 2026-06-09
   days on market $282,500 Active 74 DOM
10. 2026-06-08
    days on market $282,500 Active 73 DOM
11. 2026-06-07
    days on market $282,500 Active 72 DOM
12. 2026-06-05
    days on market $282,500 Active 69 DOM
13. 2026-06-03
    days on market $282,500 Active 68 DOM
14. 2026-06-02
    days on market $282,500 Active 67 DOM
15. 2026-06-01
    days on market $282,500 Active 66 DOM
16. 2026-05-31
    days on market $282,500 Active 65 DOM
17. 2026-05-30
    days on market $282,500 Active 64 DOM
18. 2026-04-27
    price $282,500
19. 2026-03-27
    listed $285,000 Active
20. 2007-02-12
    soldstatus $132,500
21. 2006-09-26
    soldstatus $126,100

ⓘ 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: $2,090 · $174/mo
• Projected year-2 tax: $2,768 · $231/mo
• Expected delta: +$679/yr (+$57/mo · 32.5%)

ⓘ 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 · 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 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,280
• − Mortgage interest: −$15,824
• − Property taxes: −$2,090
• − Insurance: −$1,412
• − Repairs & maintenance: −$1,462
• − Management: −$1,462
• − Depreciation: −$8,218
• Taxable loss: −$12,190
• Est. tax savings @ 24.0%: +$2,926
• After-tax cash flow: $-3,913/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: West Fargo 6
• NCES district ID: 3819410
• Math proficiency: 41% ▼ -10.00%
• Reading proficiency: 42% ▼ -10.00%
• Median HH income: $58,914
• Composite: 36.6/100
• National rank: #4628
• State rank: #26 of 53 in ND

Livability — West Fargo

• Score: 77/100
• State rank: #10
• US rank: #2868

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Fargo, ND
• County: Cass County · 177,143 people
• City population: 40,631
• Metro: Fargo, ND-MN
• Population (ZIP): 40,631
• Household income: $91,040
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 1154.0

Population outlook (Cass County) Hauer SSP2

• Today (2025): 223,771 people
• By 2030: 251,835 · +12.5%
• By 2040: 311,816 · +39.3%
• By 2050: 378,694 · +69.2%
• By 2075: 571,386 · +155.3%
• By 2100: 769,727 · +244.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Black 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Portuguese 28% Lithuanian 3% Scottish 3%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 96% English-only · Other Indo-European 1% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Cass

• 2024 margin: Lean R (+8.4) · D 44.9% · R 53.3% · Other 1.9%
• 2008→2024 swing: -15.5pp toward R · 2008: 7.1pp · 2024: -8.4pp
• All cycles: 2024: R+8.4 2020: R+2.7 2016: R+10.7 2012: R+3.0 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.47%
• Current HPI: 181.6497
• Rent YoY: ▲ 5.13%
• Metro: Fargo, ND-MN
• 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

+124.0% since first listed

4 events — show timeline

• 2026-04-27 Price Changed $282,500 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-27 Listed $285,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-02-12 Sold (Public Records) $132,500 Public Records
• 2006-09-26 Sold (Public Records) $126,100 Public Records

Property tax history

+0.1%/yr

Latest (2025): $2,090 · -28.0% YoY. Source: county tax records.