210 1st St · Great Bend, ND 58075

$54,000

1 bd · 1.0 ba · 368 sqft · SingleFamily public records · 274 Days on market

Built 1940 0.32 ac lot ↓ 46% since listing

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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 +8.3/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Spacious yard
• Warm wood finishes
• Natural light

Tags

• LOFT STYLE HOME
• OPEN CONCEPT LIVING AREA
• SPACIOUS YARD
• NATURAL LIGHT
• WARM WOOD FINISHES

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Well water; Private sewer; Electric, Propane, Wood fuel
• Home design: Residential property; One and one-half stories; Slab foundation
• Construction: Metal roof; Slab foundation
• Exterior features: Wood exterior; Storage shed

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Ductless mini-split heating/cooling; Wood stove; Wall unit cooling
• Interior features: Main floor full bathroom; Basement (other); Dryer, Washer, Range, Refrigerator
• Laundry & utility: Laundry on main level; Washer, Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($717 rent vs $54k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#134 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D+, schools D.
• Wahpeton 37 (town): math 46% / reading 44% proficiency, ranked #23 of 53 in ND (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 102 active listings in the ZIP; 38 units permitted in Richland County in 2024 (0 in 5+ unit buildings).
• This rent is only 13% of the median local income ($69k/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 $373 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Richland County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 274 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $6k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 274 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 1.33% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.83%
• DSCR: 1.84
• GRM: 6.3

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-1,554
• Equity at exit: $8,052

10-year hold

• IRR: 7.1%
• Equity multiple: 1.53×
• Total profit: $8,081
• Equity at exit: $4,669

Cash invested: $15,120 (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 58075

• Home prices YoY: -17.4%
• Active inventory: 102
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $717 medium
• Mortgage (P&I): −$283
• Tax from tax record: −$24 /mo · $285/yr
• Insurance: −$22
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$151
• Net cashflow: $112

Break-even live

Break-even rent $576

Max offer price $54,000

Occupancy floor 79%

Sensitivity live

Price	-10% $143	-5% $127	+0% $112	+5% $97	+10% $81
Rent	-10% $55	-5% $84	+0% $112	+5% $140	+10% $169
Rate	-1.0pp $139	-0.5pp $126	base $112	+0.5pp $98	+1.0pp $84

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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $54,000 Active 274 DOM
2. 2026-06-18
   days on market $54,000 Active 273 DOM
3. 2026-06-17
   days on market $54,000 Active 272 DOM
4. 2026-06-16
   days on market $54,000 Active 271 DOM
5. 2026-06-15
   days on market $54,000 Active 270 DOM
6. 2026-06-14
   days on market $54,000 Active 268 DOM
7. 2026-06-12
   days on market $54,000 Active 267 DOM
8. 2026-06-09
   days on market $54,000 Active 264 DOM
9. 2026-06-08
   days on market $54,000 Active 263 DOM
10. 2026-06-07
    statusdays on market $54,000 Active 262 DOM
11. 2026-05-09
    status Pending
12. 2026-04-29
    historical Contingent - Inspection
13. 2026-03-11
    price $54,000
14. 2025-08-22
    listed $60,000 Active
15. 2025-05-01
    historical
16. 2024-12-06
    price $49,900
17. 2024-09-17
    price $69,900
18. 2024-06-25
    price $85,000
19. 2024-06-05
    price $93,400
20. 2024-05-07
    listed $99,900 Active

ⓘ 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: $285 · $24/mo
• Projected year-2 tax: $529 · $44/mo
• Expected delta: +$244/yr (+$20/mo · 85.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,608
• − Mortgage interest: −$3,025
• − Property taxes: −$285
• − Insurance: −$1,772
• − Repairs & maintenance: −$689
• − Management: −$689
• − Depreciation: −$1,571
• Taxable income: $577
• Est. tax owed @ 24.0%: −$139
• After-tax cash flow: $1,206/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: Wahpeton 37
• NCES district ID: 3819020
• Math proficiency: 46% ▲ 10.00%
• Reading proficiency: 44% ▲ 4.00%
• Median HH income: $49,234
• Composite: 38.58/100
• National rank: #4166
• State rank: #23 of 53 in ND

Livability — Great Bend

• Score: 67/100
• State rank: #134
• US rank: #10669

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Great Bend, ND
• County: Richland County · 9,046 people
• Metro: Wahpeton, ND-MN
• Population (ZIP): 9,046
• Household income: $68,537
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 362.0

Population outlook (Richland County) Hauer SSP2

• Today (2025): 16,847 people
• By 2030: 17,137 · +1.7%
• By 2040: 17,673 · +4.9%
• By 2050: 18,382 · +9.1%
• By 2075: 22,912 · +36.0%
• By 2100: 28,612 · +69.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 4% Native American 4% Two or more races 4% Black 1%
• Common ancestry: Portuguese 21% Lithuanian 3% Romanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Richland

• 2024 margin: Solid R (+37.9) · D 30.2% · R 68.0% · Other 1.8%
• 2008→2024 swing: -32.7pp toward R · 2008: -5.1pp · 2024: -37.9pp
• All cycles: 2024: R+37.9 2020: R+32.8 2016: R+36.1 2012: R+13.6 2008: R+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.35%
• Current HPI: 239.4167
• Rent YoY: —
• Metro: Wahpeton, ND-MN
• 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

-45.9% since first listed

10 events — show timeline

• 2026-05-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-29 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $54,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-22 Listed $60,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-05-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2024-12-06 Price Changed $49,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-09-17 Price Changed $69,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-06-25 Price Changed $85,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-06-05 Price Changed $93,400 NORTHSTARMLS as Distributed by MLS Grid
• 2024-05-07 Listed $99,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2025): $285 · +10.8% YoY. Source: county tax records.