156 Sunnyside Mobile Mnr · Jamestown, ND 58401

$10,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 304 Days on market

Built 1967 6,050 sqft lot Est $10k · at est. ↓ 41% since listing

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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 +15.0/30.0
• ARV discount +7.9/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• 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

2 bedroom 1 bath mobile home located in NW. Property is currently leased. Buyer must complete application and credit/background check with Pleasant Valley Properties and be approved.

Key facts

• Updated bath
• Off-street parking
• Gas range

Tags

• UPDATED BATH
• SEMI-PRIVATE BACKYARD
• OFF-STREET PARKING
• GAS RANGE

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-wide mobile home; One story; Residential property
• Construction: Aluminum siding; No basement or foundation details listed
• Exterior features: Private yard; City street frontage; Public-maintained road access; Lot dimensions approximately 55 x 110 (0.14 acres)

Interior

• Kitchen: Gas range; Refrigerator
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No central air
• Interior features: Gas range; Refrigerator

🏷️ Possibly a rental listed for sale. The $10,000 price doesn't fit this home's estimated sale value (~$10,080) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $10k.

Deal economics

• At list price, monthly cash flow is $632 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($882 rent vs $10k).
• Recommended offer: $9k (12.0% below list) — sets the bar for market timing.
• Cap rate 82.1% 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.
• Pingree-Buchanan 10 (rural): math 40% / reading 45% proficiency, ranked #85 of 169 in ND (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pingree-Buchanan Elementary School (math 54% / reading 64%, grade B-, #19 of 236 statewide, top 13%, 98 students, 26% FRL); Pingree-Buchanan High School (math 24% / reading 44%, grade F, #77 of 144 statewide, top 57%, 70 students, 40% FRL).
• 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).
• This rent is only 18% of the median local income ($60k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $69 of loan paydown is wiped out by about $300 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 304 days — a 12% lower offer ($9k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $4k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $8,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 8.82% ✓
• Cap rate: 82.09%
• Cash-on-cash: 270.70%
• DSCR: 13.04
• GRM: 0.9

CMA / ARV

• ARV (on-the-fly): $10,080
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
156 Sunnyside Mobile Mnr	0.00mi	2/1.0	720 (0%)	1mo	$10,000	$14	99

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 · 3.68% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 15.01×
• Total profit: $39,227
• Equity at exit: $1,491

10-year hold

• IRR: —
• Equity multiple: 32.62×
• Total profit: $88,531
• Equity at exit: $865

Cash invested: $2,800 (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: 0.9×

Monthly cashflow live

• Estimated rent: $882 medium
• Mortgage (P&I): −$52
• Tax from tax record: −$9 /mo · $105/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $632

Break-even live

Break-even rent $83

Max offer price $10,000

Occupancy floor 23%

Sensitivity live

Price	-10% $637	-5% $634	+0% $632	+5% $629	+10% $626
Rent	-10% $562	-5% $597	+0% $632	+5% $666	+10% $701
Rate	-1.0pp $637	-0.5pp $634	base $632	+0.5pp $629	+1.0pp $626

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-23
   price $10,000
2. 2025-10-08
   price $12,000
3. 2025-07-26
   listed $14,500 Active
4. 2022-12-12
   soldstatus 182-char remark

   Show marketing remark (182 chars)

   2 bedroom 1 bath mobile home located in NW. Property is currently leased. Buyer must complete application and credit/background check with Pleasant Valley Properties and be approved.

5. 2022-11-04
   listed $17,000 182-char remark

   Show marketing remark (182 chars)

   2 bedroom 1 bath mobile home located in NW. Property is currently leased. Buyer must complete application and credit/background check with Pleasant Valley Properties and be approved.

ⓘ 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: $105 · $9/mo
• Projected year-2 tax: $105 · $9/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥97°F today · 11 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: $10,587
• − Mortgage interest: −$560
• − Property taxes: −$105
• − Insurance: −$50
• − Repairs & maintenance: −$847
• − Management: −$847
• − Depreciation: −$291
• Taxable income: $7,887
• Est. tax owed @ 24.0%: −$1,893
• After-tax cash flow: $5,687/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: Pingree-Buchanan 10
• NCES district ID: 3815150
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $66,680
• Composite: 40.47/100
• National rank: #7711
• State rank: #85 of 169 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

• 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

-41.2% since first listed

5 events — show timeline

• 2026-04-23 Price Changed $10,000 GNMLS
• 2025-10-08 Price Changed $12,000 GNMLS
• 2025-07-26 Listed $14,500 GNMLS
• 2022-12-12 Sold (MLS) — GNMLS
• 2022-11-04 Listed $17,000 GNMLS

Property tax history

+0.4%/yr

Latest (2025): $105 · +9.6% YoY. Source: county tax records.