1003 Western Park Vlg · Jamestown, ND 58401

$34,900

3 bd · 1.0 ba · 1,456 sqft · Manufactured · 106 Days on market

Built 1976 3,750 sqft lot $421/mo HOA · 37% of rent ↓ 22% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well kept home in Western Park Village! 3 Bedroom, 2 baths, Single stall garage with additional storage. 2 sheds on the property as well. Call your favorite realtor today for a showing!

Key facts

• 3,750 sq ft lot
• Garage
• Built 1976

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $421

Exterior

• Parking: Off-street parking; Leased parking space; 1-car garage
• Utilities: Public water; Public sewer; Natural gas available and connected; Electricity connected
• Home design: Manufactured home (double wide); One level
• Construction: Metal siding; Composition roof; Pillar/post/pier foundation; Built as a manufactured residence
• Exterior features: Exterior storage

Interior

• Kitchen: Cooktop; Range; Dishwasher; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fan(s) for cooling
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $32k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 3.2% in Jamestown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#35 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, health & safety D+, amenities 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: Louis L'Amour Elementary School (math 64% / reading 54%, grade B-, #19 of 236 statewide, top 13%, 107 students, 39% FRL); Jamestown Middle School (math 44% / reading 54%, grade C-, #8 of 35 statewide, top 21%, 475 students, 31% FRL); Jamestown High School (math 27% / reading 62%, grade F, #33 of 144 statewide, top 32%, 777 students, 21% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: Rents rising (+3.7%/yr); 98 active listings in the ZIP; 19 units permitted in Stutsman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $241 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• 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 + 3.7% rent growth), your $10k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.

Recommended offer $31,759 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
8. 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.
9. 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: 3.26% ✓
• Cap rate: 15.56%
• Cash-on-cash: 33.11%
• DSCR: 2.47
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.68% rent growth · sell at horizon

5-year hold

• IRR: 30.1%
• Equity multiple: 2.28×
• Total profit: $12,555
• Equity at exit: $5,204

10-year hold

• IRR: 38.2%
• Equity multiple: 4.82×
• Total profit: $37,338
• Equity at exit: $3,018

Cash invested: $9,772 (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 58401

• Rents YoY: 3.7%
• Active inventory: 98
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,136 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$9 /mo · $112/yr
• Insurance: −$15
• HOA: −$421
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $270

Break-even live

Break-even rent $795

Max offer price $34,900

Occupancy floor 71%

Sensitivity live

Price	-10% $289	-5% $280	+0% $270	+5% $260	+10% $250
Rent	-10% $180	-5% $225	+0% $270	+5% $315	+10% $359
Rate	-1.0pp $287	-0.5pp $279	base $270	+0.5pp $261	+1.0pp $251

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $421 · $5,052/yr

Listing history 22 events

1. 2026-06-17
   status $34,900 Pending 106 DOM
2. 2026-06-17
   days on market $34,900 Active 106 DOM
3. 2026-06-16
   days on market $34,900 Active 105 DOM
4. 2026-06-15
   days on market $34,900 Active 104 DOM
5. 2026-06-14
   days on market $34,900 Active 102 DOM
6. 2026-06-12
   days on market $34,900 Active 101 DOM
7. 2026-06-09
   days on market $34,900 Active 98 DOM
8. 2026-06-08
   days on market $34,900 Active 97 DOM
9. 2026-06-07
   days on market $34,900 Active 96 DOM
10. 2026-06-05
    days on market $34,900 Active 94 DOM
11. 2026-06-04
    days on market $34,900 Active 92 DOM
12. 2026-06-02
    days on market $34,900 Active 91 DOM
13. 2026-06-01
    days on market $34,900 Active 90 DOM
14. 2026-05-31
    days on market $34,900 Active 89 DOM
15. 2026-05-31
    days on market $34,900 Active 88 DOM
16. 2026-05-15
    price $34,900
17. 2026-04-27
    price $39,900
18. 2026-04-15
    price $42,900
19. 2026-03-03
    listed $44,900 Active
20. 2023-11-07
    soldstatus Closed 185-char remark

    Show marketing remark (185 chars)

    Well kept home in Western Park Village! 3 Bedroom, 2 baths, Single stall garage with additional storage. 2 sheds on the property as well. Call your favorite realtor today for a showing!

21. 2023-10-09
    historical Active Under Contract 185-char remark

    Show marketing remark (185 chars)

    Well kept home in Western Park Village! 3 Bedroom, 2 baths, Single stall garage with additional storage. 2 sheds on the property as well. Call your favorite realtor today for a showing!

22. 2023-09-19
    listed $44,900 Active 185-char remark

    Show marketing remark (185 chars)

    Well kept home in Western Park Village! 3 Bedroom, 2 baths, Single stall garage with additional storage. 2 sheds on the property as well. Call your favorite realtor today for a showing!

ⓘ 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: $112 · $9/mo
• Projected year-2 tax: $342 · $29/mo
• Expected delta: +$230/yr (+$19/mo · 204.3%)

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

Taxation est. · year 1

• Rental income: $13,634
• − Mortgage interest: −$1,955
• − Property taxes: −$112
• − Insurance: −$174
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − HOA: −$5,052
• − Depreciation: −$1,015
• Taxable income: $3,143
• Est. tax owed @ 24.0%: −$754
• After-tax cash flow: $2,481/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 — Jamestown

• Score: 73/100
• State rank: #35
• US rank: #5212

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jamestown, ND
• County: Stutsman County · 17,189 people
• City population: 17,189
• Metro: Jamestown, ND
• Population (ZIP): 17,189
• Household income: $60,228
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 964.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 3% Hispanic / Latino 3% Black 2% Native American 1%
• Common ancestry: Portuguese 17% Romanian 5% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

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: ▼ -171.65%
• Current HPI: 123.841
• Rent YoY: ▲ 3.68%
• Metro: Jamestown, ND
• 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

-22.3% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $34,900 GNMLS
• 2026-04-27 Price Changed $39,900 GNMLS
• 2026-04-15 Price Changed $42,900 GNMLS
• 2026-03-03 Listed $44,900 GNMLS
• 2023-11-07 Sold (MLS) — GNMLS
• 2023-10-09 Contingent — GNMLS
• 2023-09-19 Listed $44,900 GNMLS

Property tax history

-7.5%/yr

Latest (2025): $112 · -8.7% YoY. Source: county tax records.