103 Iowa Ave · Mott, ND 58646

$125,000

3 bd · 1.0 ba · 1,062 sqft · SingleFamily public records · 13 Days on market

Built 1935 7,013 sqft lot Est $109k · 14% over

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Why this score? — see what drove the D- 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 +11.9/30.0
• Appreciation +5.0/10.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0

Listing remarks MLS

Step into the welcoming embrace of your new home in charming Mott, North Dakota! This charming house has two bedrooms and a bathroom upstairs and 2 more bedrooms, a bathroom and family room in the basement. The basement also has all the hookups to have a full wet bar or kitchen, whichever you prefer. The HUGE 2-car garage also has a separate workshop and a massive loft, meaning there is plenty of space for all of your fun projects and storage needs. There is convenient alley access to the garage and plenty of street parking. The house and the garage have a brand-new roof so that is one big ticket item you don't have to worry about. This house is conveniently close to schools, parks, and the river. And if you love the outdoors, you're in luck - there is great hunting all around and beautiful water areas and lakes just a short drive away, offering great opportunities for fishing, water sports, and relaxation! Mott is not just a town, it's a welcoming community perfect for raising a family. And for those who enjoy hunting or fishing or raising a family, this location is a dream come true. Come see it today!

Key facts

• Alley access
• Massive loft
• Close to schools

Tags

• WET BAR HOOKUPS
• SEPARATE WORKSHOP
• MASSIVE LOFT
• ALLEY ACCESS
• BRAND-NEW ROOF
• CLOSE TO SCHOOLS

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public sewer
• Home design: Single-family residential; Low density residential zoning
• Construction: Block foundation; Basement present
• Exterior features: Public sewer

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-31 ($-373/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (15.7% below list).
• Recommended offer: $105k (15.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#213 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, health & safety D+.
• 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 ($864 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,418 (15.7% 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. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.84% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $109,386
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Illinois Ave	0.08mi	2/1.0 (-1)	947 (-11%)	1mo	$97,500	$103	72

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: 6.5%
• Equity multiple: 1.37×
• Total profit: $13,097
• Equity at exit: $56,205

10-year hold

• IRR: 9.4%
• Equity multiple: 2.41×
• Total profit: $49,436
• Equity at exit: $86,619

Cash invested: $35,000 (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 58646

• Active inventory: 4
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,054 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $-31

Break-even live

Break-even rent $1,093

Max offer price $120,508

Occupancy floor 98%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $125,000 Active 13 DOM
2. 2026-06-17
   days on market $125,000 Active 12 DOM
3. 2026-06-16
   days on market $125,000 Active 11 DOM
4. 2026-06-15
   days on market $125,000 Active 10 DOM
5. 2026-06-13
   days on market $125,000 Active 8 DOM
6. 2026-06-12
   days on market $125,000 Active 7 DOM
7. 2026-06-09
   days on market $125,000 Active 4 DOM
8. 2026-06-08
   days on market $125,000 Active 3 DOM
9. 2026-06-07
   listed $125,000 Active 2 DOM

ⓘ 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: $12,650
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$3,636
• Taxable loss: −$2,512
• Est. tax savings @ 24.0%: +$603
• After-tax cash flow: $230/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: 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 — Mott

• Score: 64/100
• State rank: #213
• US rank: #14750

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mott, ND
• Population (ZIP): 1,107

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% Two or more races 1% Native American 1%
• Common ancestry: Portuguese 15% Scotch-Irish 5% Lithuanian 3%
• Foreign-born: 0%
• Languages at home: 97% English-only · German/W. Germanic 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

+0.0% since first listed

2 events — show timeline

• 2026-06-05 Listed $125,000 Badlands BOR MLS
• 2026-06-05 Listed $125,000 GNMLS

Property tax history

-11.1%/yr

Latest (2025): $189 · -51.1% YoY. Source: county tax records.