101 1st St E · Regent, ND 58650

$136,600

4 bd · 2.0 ba · 2,092 sqft · SingleFamily · 33 Days on market

Built 1950 Fair condition 0.32 ac lot Est $144k · 5% under

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Why this score? — see what drove the C- 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 +17.9/30.0
• ARV discount +9.9/15.0
• DSCR +5.6/10.0
• Appreciation +5.0/10.0
• 1% rule +4.8/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Take a look at this 4 bedroom 2 bath home located on 2 lots in Regent, ND. Basement has potential to be a private 1 bedroom apartment. Newer windows and roof, as well as furnace and A/C. Great small town living!

Key facts

• Newer shingles
• Remodeled basement
• Newer furnace

Tags

• NEWER WINDOWS
• NEWER SHINGLES
• NEWER FURNACE
• CENTRAL A/C
• WALK-IN SHOWER
• REMODELED BASEMENT

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Single-family residence; 2-story
• Construction: Block foundation
• Exterior features: Lot approximately 100 x 140; Zoned for low-density residential

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Window coverings; Finished basement with block and concrete construction
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $137k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $115 ($1k/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 $134k (1.9% below list).
• Recommended offer: $133k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#274 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools D+, health & safety D+, amenities F.
• Mott-Regent 1 (rural): math 30% / reading 40% proficiency, ranked #132 of 169 in ND (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($944 loan paydown + $4k appreciation (3.0% local appreciation)).
• Hettinger County population projected at +68% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,502 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.98% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.60%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $144,348
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51 2nd St	0.12mi	4/2.0	1,824 (-13%)	15mo	$125,000	$69	61

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: 10.9%
• Equity multiple: 1.62×
• Total profit: $23,780
• Equity at exit: $61,421

10-year hold

• IRR: 13.1%
• Equity multiple: 2.95×
• Total profit: $74,468
• Equity at exit: $94,658

Cash invested: $38,248 (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 58650

• Active inventory: 4
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,340 medium
• Mortgage (P&I): −$716
• Tax est. 1.5%: −$171 /mo · $2,049/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $115

Break-even live

Break-even rent $1,195

Max offer price $136,600

Occupancy floor 86%

Sensitivity live

Price	-10% $209	-5% $162	+0% $115	+5% $67	+10% $20
Rent	-10% $9	-5% $62	+0% $115	+5% $168	+10% $221
Rate	-1.0pp $183	-0.5pp $149	base $115	+0.5pp $79	+1.0pp $43

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: $34,150
• Closing costs: $4,098
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $136,600 Active 33 DOM
2. 2026-06-18
   days on market $136,600 Active 31 DOM
3. 2026-06-17
   days on market $136,600 Active 30 DOM
4. 2026-06-16
   days on market $136,600 Active 29 DOM
5. 2026-06-15
   days on market $136,600 Active 28 DOM
6. 2026-06-13
   days on market $136,600 Active 26 DOM
7. 2026-06-12
   days on market $136,600 Active 25 DOM
8. 2026-06-09
   days on market $136,600 Active 22 DOM
9. 2026-06-08
   days on market $136,600 Active 21 DOM
10. 2026-06-07
    days on market $136,600 Active 20 DOM
11. 2026-06-05
    days on market $136,600 Active 18 DOM
12. 2026-06-04
    days on market $136,600 Active 16 DOM
13. 2026-06-02
    days on market $136,600 Active 15 DOM
14. 2026-06-01
    days on market $136,600 Active 14 DOM
15. 2026-05-31
    days on market $136,600 Active 13 DOM
16. 2026-05-18
    listed $136,600 Active
17. 2025-07-31
    soldstatus Closed 211-char remark

    Show marketing remark (211 chars)

    Take a look at this 4 bedroom 2 bath home located on 2 lots in Regent, ND. Basement has potential to be a private 1 bedroom apartment. Newer windows and roof, as well as furnace and A/C. Great small town living!

18. 2025-06-18
    historical Active Under Contract 211-char remark

    Show marketing remark (211 chars)

    Take a look at this 4 bedroom 2 bath home located on 2 lots in Regent, ND. Basement has potential to be a private 1 bedroom apartment. Newer windows and roof, as well as furnace and A/C. Great small town living!

19. 2025-06-02
    listed $68,500 Active 211-char remark

    Show marketing remark (211 chars)

    Take a look at this 4 bedroom 2 bath home located on 2 lots in Regent, ND. Basement has potential to be a private 1 bedroom apartment. Newer windows and roof, as well as furnace and A/C. Great small town living!

ⓘ 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: $16,082
• − Mortgage interest: −$7,652
• − Property taxes: −$2,049
• − Insurance: −$683
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$3,974
• Taxable loss: −$849
• Est. tax savings @ 24.0%: +$204
• After-tax cash flow: $1,580/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 · 1 photo

Fair 45/100 Moderate rehab

This home requires moderate renovations, focusing on exterior siding and interior painting, to significantly improve its resale and rental value.

Repairs flagged

• Major exterior siding — Significant peeling and wear
• Major interior walls — Peeling paint indicating structural issues

Value-add opportunities

• Resale paint exterior — Fresh paint enhances curb appeal
• Resale paint interior — Fresh paint improves interior appearance
• Both landscaping — Well-maintained landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant peeling and wear	Major	$15,000–50,000
interior walls · Peeling paint indicating structural issues	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale paint exterior — Fresh paint enhances curb appeal ↑
• Resale paint interior — Fresh paint improves interior appearance ↑
• Both landscaping — Well-maintained landscaping enhances curb appeal and property 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: Mott-Regent 1
• NCES district ID: 3800046
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $47,167
• Composite: 32.69/100
• National rank: #10788
• State rank: #132 of 169 in ND

Livability — Regent

• Score: 60/100
• State rank: #274
• US rank: #19567

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Regent, ND
• Population (ZIP): 496

Population outlook (Hettinger County) Hauer SSP2

• Today (2025): 3,198 people
• By 2030: 3,515 · +9.9%
• By 2040: 4,334 · +35.5%
• By 2050: 5,386 · +68.4%
• By 2075: 8,765 · +174.1%
• By 2100: 11,627 · +263.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Asian 2%
• Common ancestry: Portuguese 18% Scotch-Irish 15% Scottish 1%
• Foreign-born: 2%

Political lean MEDSL · Hettinger

• 2024 margin: Solid R (+69.3) · D 14.8% · R 84.2% · Other 1.0%
• 2008→2024 swing: -33.2pp toward R · 2008: -36.1pp · 2024: -69.3pp
• All cycles: 2024: R+69.3 2020: R+68.2 2016: R+68.5 2012: R+50.7 2008: R+36.1

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

+99.4% since first listed

4 events — show timeline

• 2026-05-18 Listed $136,600 Badlands BOR MLS
• 2025-07-31 Sold (MLS) — Badlands BOR MLS
• 2025-06-18 Contingent — Badlands BOR MLS
• 2025-06-02 Listed $68,500 Badlands BOR MLS