310 1st St · Ypsilanti, ND 58497

$84,900

3 bd · 1.0 ba · 1,404 sqft · Other · 13 Days on market

Built 1940 9,749 sqft lot

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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 +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Key facts

• New metal roof
• Electrical panel
• 9,749 sq ft lot

Tags

• NEW METAL ROOF
• ELECTRICAL PANEL

Property features AI

Exterior

• Parking: Gravel driveway; 1-car garage
• Utilities: Private well water; Private sewer; Water connected
• Home design: Single-family residence; One and one half stories; Stucco exterior
• Construction: Stucco construction; Concrete perimeter foundation; Metal roof
• Exterior features: Metal roof; Level lot; See remarks for additional lot details

Interior

• Kitchen: Microwave; Oven; Refrigerator
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Ceiling fan cooling; Other cooling
• Interior features: Ceiling fans throughout; Unfinished concrete basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads 44/100 on livability (#364 in ND) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety D+, amenities F, commute F.
• Jamestown 1 (town): math 45% / reading 52% proficiency, ranked #14 of 53 in ND (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jamestown High School (math 27% / reading 62%, grade F, #33 of 144 statewide, top 32%, 777 students, 21% FRL).
• Market conditions: 6 active listings in the ZIP; 19 units permitted in Stutsman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($587 loan paydown + $3k appreciation (3.0% local appreciation)).
• Stutsman County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k 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.
• Current owner paid $4k; list at $85k implies a 1787% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.30% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.92%
• DSCR: 1.80
• GRM: 6.4

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: 24.3%
• Equity multiple: 2.38×
• Total profit: $32,812
• Equity at exit: $38,175

10-year hold

• IRR: 25.1%
• Equity multiple: 4.58×
• Total profit: $85,099
• Equity at exit: $58,832

Cash invested: $23,772 (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 58497

• Active inventory: 6
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,105 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$37 /mo · $445/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $355

Break-even live

Break-even rent $655

Max offer price $84,900

Occupancy floor 63%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-16
   status $84,900 Pending 13 DOM
2. 2026-06-15
   days on market $84,900 Active 13 DOM
3. 2026-06-14
   days on market $84,900 Active 11 DOM
4. 2026-06-12
   days on market $84,900 Active 10 DOM
5. 2026-06-09
   days on market $84,900 Active 7 DOM
6. 2026-06-08
   days on market $84,900 Active 6 DOM
7. 2026-06-07
   days on market $84,900 Active 5 DOM
8. 2026-06-05
   days on market $84,900 Active 3 DOM
9. 2026-06-03
   listed $84,900 Active 1 DOM

ⓘ 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: $445 · $37/mo
• Projected year-2 tax: $832 · $69/mo
• Expected delta: +$387/yr (+$32/mo · 86.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,257
• − Mortgage interest: −$4,756
• − Property taxes: −$445
• − Insurance: −$424
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$2,470
• Taxable income: $3,040
• Est. tax owed @ 24.0%: −$730
• After-tax cash flow: $3,530/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: Jamestown 1
• NCES district ID: 3800021
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 52% ▼ -5.00%
• Median HH income: $48,557
• Composite: 41.38/100
• National rank: #3487
• State rank: #14 of 53 in ND

Livability — Ypsilanti

• Score: 44/100
• State rank: #364
• US rank: #26730

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ypsilanti, ND
• Population (ZIP): 220

Population outlook (Stutsman County) Hauer SSP2

• Today (2025): 21,104 people
• By 2030: 21,292 · +0.9%
• By 2040: 21,485 · +1.8%
• By 2050: 21,960 · +4.1%
• By 2075: 25,753 · +22.0%
• By 2100: 29,779 · +41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Portuguese 9% Iranian 7%

Political lean MEDSL · Stutsman

• 2024 margin: Solid R (+44.6) · D 26.7% · R 71.3% · Other 1.9%
• 2008→2024 swing: -29.9pp toward R · 2008: -14.7pp · 2024: -44.6pp
• All cycles: 2024: R+44.6 2020: R+43.4 2016: R+42.5 2012: R+22.1 2008: R+14.7

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

+1786.7% since first listed

3 events — show timeline

• 2026-06-02 Listed $84,900 GNMLS
• 2024-11-21 Sold (Public Records) $4,500 Public Records
• 2024-11-21 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $445 · -0.2% YoY. Source: county tax records.