200 2nd Ave W · Lignite, ND 58752

$69,500

2 bd · 1.0 ba · 1,120 sqft · SingleFamily · 506 Days on market

Built 1992 0.32 ac lot ↓ 7% since listing

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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 +9.1/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Natural insulation
• Energy efficiency
• Spacious lots

Tags

• ENERGY EFFICIENCY
• OPEN KITCHEN
• SPACIOUS LOTS
• NATURAL INSULATION

Property features AI

Exterior

• Parking: No garage; Additional off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Shingle roof
• Exterior features: Front porch

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Flooring: Vinyl; Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Ceiling fan cooling
• Interior features: Ceiling fans; Window treatments; Exterior-entry basement
• Laundry & utility: Washer; Dryer; Water softener

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($981 rent vs $70k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#121 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: crime C-, health & safety D, amenities F.
• Burke Central 36 (rural): math 40% / reading 40% proficiency, ranked #96 of 169 in ND (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 3 units permitted in Burke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($481 loan paydown + $2k appreciation (3.0% local appreciation)).
• Burke County population projected at +80% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 506 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $61,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 506 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.41% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.18%
• DSCR: 1.81
• 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: 24.6%
• Equity multiple: 2.40×
• Total profit: $27,161
• Equity at exit: $31,250

10-year hold

• IRR: 25.4%
• Equity multiple: 4.62×
• Total profit: $70,410
• Equity at exit: $48,160

Cash invested: $19,460 (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 58752

• Active inventory: 1
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $981 medium
• Mortgage (P&I): −$364
• Tax est. 1.5%: −$87 /mo · $1,042/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $295

Break-even live

Break-even rent $608

Max offer price $69,500

Occupancy floor 65%

Sensitivity live

Price	-10% $343	-5% $319	+0% $295	+5% $271	+10% $247
Rent	-10% $217	-5% $256	+0% $295	+5% $334	+10% $372
Rate	-1.0pp $330	-0.5pp $312	base $295	+0.5pp $277	+1.0pp $258

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $69,500 Active 506 DOM
2. 2026-06-21
   days on market $69,500 Active 505 DOM
3. 2026-06-18
   days on market $69,500 Active 503 DOM
4. 2026-06-17
   days on market $69,500 Active 502 DOM
5. 2026-06-16
   days on market $69,500 Active 501 DOM
6. 2026-06-15
   days on market $69,500 Active 500 DOM
7. 2026-06-13
   days on market $69,500 Active 498 DOM
8. 2026-06-12
   days on market $69,500 Active 497 DOM
9. 2026-06-09
   days on market $69,500 Active 494 DOM
10. 2026-06-08
    days on market $69,500 Active 493 DOM
11. 2026-06-07
    days on market $69,500 Active 492 DOM
12. 2026-06-05
    days on market $69,500 Active 490 DOM
13. 2026-06-04
    days on market $69,500 Active 488 DOM
14. 2026-06-02
    days on market $69,500 Active 487 DOM
15. 2026-06-01
    days on market $69,500 Active 486 DOM
16. 2026-05-31
    days on market $69,500 Active 485 DOM
17. 2026-01-27
    status Active
18. 2026-01-16
    status Pending
19. 2025-07-31
    price $69,500
20. 2025-01-20
    listed $74,500 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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,773
• − Mortgage interest: −$3,893
• − Property taxes: −$1,042
• − Insurance: −$348
• − Repairs & maintenance: −$942
• − Management: −$942
• − Depreciation: −$2,022
• Taxable income: $2,584
• Est. tax owed @ 24.0%: −$620
• After-tax cash flow: $2,917/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: Burke Central 36
• NCES district ID: 3803590
• Math proficiency: 40% ▲ 29.00%
• Reading proficiency: 40% ▲ 10.00%
• Median HH income: $54,249
• Composite: 37.33/100
• National rank: #8941
• State rank: #96 of 169 in ND

Livability — Lignite

• Score: 67/100
• State rank: #121
• US rank: #10172

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lignite, ND
• Population (ZIP): 347

Population outlook (Burke County) Hauer SSP2

• Today (2025): 3,017 people
• By 2030: 3,439 · +14.0%
• By 2040: 4,388 · +45.4%
• By 2050: 5,429 · +79.9%
• By 2075: 8,215 · +172.3%
• By 2100: 10,184 · +237.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Asian 8% Native American 4% Hispanic / Latino 3%
• Common ancestry: Portuguese 20% Slovak 4% Lithuanian 2%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 6% Other Asian/Pacific 4% Vietnamese 2%

Political lean MEDSL · Burke

• 2024 margin: Solid R (+74.1) · D 12.4% · R 86.5% · Other 1.1%
• 2008→2024 swing: -36.6pp toward R · 2008: -37.5pp · 2024: -74.1pp
• All cycles: 2024: R+74.1 2020: R+74.2 2016: R+73.8 2012: R+52.8 2008: R+37.5

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

-6.7% since first listed

4 events — show timeline

• 2026-01-27 Relisted — GNMLS
• 2026-01-16 Pending — GNMLS
• 2025-07-31 Price Changed $69,500 GNMLS
• 2025-01-20 Listed $74,500 GNMLS