3108 Dakota Park Cir S · Fargo, ND 58104

$255,000

3 bd · 2.0 ba · 836 sqft · MultiFamily public records · 20 Days on market

Built 1995 4,216 sqft lot

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Why this score? — see what drove the C+ 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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +4.2/5.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Updated 3 bedroom 2 full bath twinhome located close to Essentia Health, shopping and with easy access to the interstate! All new tile bath surrounds in both full bathrooms. New flooring in bathrooms. Home features new carpet in lower level, Fully fenced yard, storage shed and heated garage! Master suite includes walk in closed and Hollywood bath. All kitchen appliances included plus washer and dryer. Large deck off eating area with sliding patio doors. Move in Ready!

Key facts

• Heated garage
• Walk-in closet
• Family room

Tags

• FUNCTIONAL LAYOUT
• WALK-IN CLOSET
• HOLLYWOOD-STYLE FULL BATH
• FAMILY ROOM
• FULLY FENCED YARD
• HEATED GARAGE

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: City water connected; City sewer connected; Electric fuel
• Home design: Residential attached property; Split entry (bi-level) layout; Entry/foyer on main level
• Construction: Poured concrete foundation; Foundation area noted
• Exterior features: Vinyl exterior; Deck; Storage shed; City street frontage; Publicly maintained road

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator; Kitchen/Dining room layout
• Bedrooms: 3 bedrooms (one on main level, others on upper and lower levels as noted in room list)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Wall AC unit(s)
• Interior features: Ceiling fan(s); Deck; Primary bedroom with walk-in closet; Main floor primary bedroom; Finished basement with storage space, drain tile and sump pump; Hollywood bath
• Laundry & utility: Laundry room (lower level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $255k.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $251k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.5% in Fargo — 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 85/100 on livability (#1 in ND, #605 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Fargo 1 (urban): math 41% / reading 44% proficiency, ranked #28 of 53 in ND (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fargo Davies High School (math 34% / reading 45%, grade F, #57 of 144 statewide, top 48%, 1,363 students, 19% FRL).
• Market conditions: Rents rising fast (+5.1%/yr); 358 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,218 units permitted in Cass County in 2024 (410 in 5+ unit buildings).
• This rent runs 39% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Cass County population projected at +69% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $71k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago 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.
• Current owner paid $198k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $251,175 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
3. 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.
4. 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.
5. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.05%
• DSCR: 1.49
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.13% rent growth · sell at horizon

5-year hold

• IRR: 2.4%
• Equity multiple: 1.09×
• Total profit: $6,662
• Equity at exit: $38,021

10-year hold

• IRR: 13.8%
• Equity multiple: 2.20×
• Total profit: $85,893
• Equity at exit: $22,048

Cash invested: $71,400 (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 58104

• Home prices YoY: -29.6%
• Rents YoY: 5.1%
• Active inventory: 358
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $2,821 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$127 /mo · $1,530/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $658

Break-even live

Break-even rent $1,989

Max offer price $255,000

Occupancy floor 72%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,820
Total (2 units)			$2,821

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3301 32nd St S Fargo, ND	3.0	1.0–2.0	808	$1,483	$1.83	13d	9	0.17mi
3510 28th St S Fargo, ND	3.0	1.0–2.0	786	$1,335	$1.70	13d	10	0.26mi
2701 32nd Ave S Fargo, ND	2.0	1.0	1015	$895	$0.88	13d	3	0.40mi
2601 36th Ave S Fargo, ND	2.0	1.0–2.0	941	$850	$0.90	13d	8	0.42mi
3161 32nd St S Fargo, ND	2.0–3.0	1.0	969	$1,000	$1.03	13d	7	0.43mi
3140 33rd St S Fargo, ND	2.0–3.0	1.0	945	$970	$1.03	13d	5	0.47mi
3302 31st Ave S Fargo, ND	1.0–3.0	1.0–2.0	926	$1,150	$1.24	13d	13	0.51mi
2510 36th Ave S Fargo, ND	3.0	1.0–2.0	945	$1,300	$1.38	13d	18	0.52mi
3100 33rd St S Unit 3120-301 Fargo, ND	3.0	1.0	1050	$985	$0.94	13d	1	0.55mi
3343 31st Ave S Fargo, ND	1.0–3.0	1.0	839	$905	$1.08	21d	1	0.57mi
3031 33rd St S Fargo, ND	2.0–3.0	1.0–1.5	1078	$1,340	$1.24	13d	3	0.59mi
2201 33rd Ave S Fargo, ND	1.0–2.0	1.0	812	$860	$1.06	13d	9	0.60mi
2411 30 1/2 Ave S Fargo, ND	1.0–2.0	1.0	730	$795	$1.09	13d	3	0.68mi
3200 22nd St S Fargo, ND	1.0–3.0	1.0–2.0	922	$1,100	$1.19	13d	11	0.73mi
3504 28th Ave S Fargo, ND	1.0–3.0	1.0–2.0	1100	$1,200	$1.09	21d	4	0.90mi
4045 34th Ave S Fargo, ND	1.0–2.0	1.0–2.0	886	$1,265	$1.43	13d	15	0.92mi
3330 42nd St SW Fargo, ND	1.0–3.0	1.0–2.0	1051	$1,095	$1.04	21d	1	1.06mi
1650 33rd Ave S Apt 202 Fargo, ND	2.0	1.0	970	$835	$0.86	21d	1	1.07mi
3720 42nd St S Fargo, ND	2.0–4.0	1.0–2.0	1105	$1,118	$1.01	21d	1	1.10mi
4201 33rd Ave S Fargo, ND	2.0	1.0	900	$900	$1.00	13d	2	1.11mi
1625 33rd Ave S Fargo, ND	3.0	1.0–2.0	755	$1,180	$1.56	13d	9	1.15mi
2836 41st St S Fargo, ND	2.0	1.0–2.0	965	$1,480	$1.53	13d	13	1.16mi
4221 33rd Ave S Fargo, ND	2.0	1.0	900	$900	$1.00	21d	1	1.16mi
4231 33rd Ave S Fargo, ND	2.0	1.0	900	$900	$1.00	21d	1	1.18mi
4251 33rd Ave S Fargo, ND	1.0–3.0	1.0–2.0	975	$1,115	$1.14	21d	2	1.23mi
4261 33rd Ave S Fargo, ND	2.0	1.0	1000	$950	$0.95	21d	1	1.26mi
2601 Pacific Dr S Fargo, ND	2.0	1.0	742	$725	$0.98	13d	1	1.26mi
2626 Pacific Dr S Fargo, ND	2.0	1.0	801	$740	$0.92	21d	1	1.26mi
4281 33rd Ave S Fargo, ND	1.0–3.0	1.0–2.0	975	$1,165	$1.19	13d	2	1.31mi
1700 25th Ave S Fargo, ND	2.0	1.0	729	$712	$0.98	13d	3	1.38mi
1720 25th Ave S Fargo, ND	1.0–2.0	1.0	803	$1,045	$1.30	13d	3	1.39mi
1532 27th Ave S Fargo, ND	1.0–2.0	1.0	725	$855	$1.18	21d	2	1.40mi
3601 11th St S Fargo, ND	1.0–2.0	1.0–2.0	750	$800	$1.07	13d	4	1.46mi
2000 21st Ave S Fargo, ND	3.0	1.0–2.0	639	$1,045	$1.63	13d	7	1.47mi
2414 17th St S Unit 206 Fargo, ND	2.0	1.0	910	$785	$0.86	21d	1	1.47mi
2414 17th St S Unit 301 Fargo, ND	2.0	2.0	891	$855	$0.96	13d	1	1.47mi
2601 15th St S Fargo, ND	2.0	1.0	537	$820	$1.53	13d	5	1.48mi
4835 38th St S Fargo, ND	3.0	1.0–2.0	956	$1,765	$1.85	13d	36	1.49mi
4425 31st Ave S Fargo, ND	1.0–2.0	1.0–2.0	1111	$1,285	$1.16	13d	2	1.49mi
2549 15th St S Unit 16 Fargo, ND	2.0	1.0	800	$675	$0.84	21d	1	1.49mi

Listing history 13 events

1. 2026-05-16
   historical Contingent - Inspection
2. 2026-05-08
   listed $255,000 Active
3. 2021-03-23
   soldstatus $198,000
4. 2021-03-17
   soldstatus $198,000 472-char remark

   Show marketing remark (472 chars)

   Updated 3 bedroom 2 full bath twinhome located close to Essentia Health, shopping and with easy access to the interstate! All new tile bath surrounds in both full bathrooms. New flooring in bathrooms. Home features new carpet in lower level, Fully fenced yard, storage shed and heated garage! Master suite includes walk in closed and Hollywood bath. All kitchen appliances included plus washer and dryer. Large deck off eating area with sliding patio doors. Move in Ready!

5. 2021-01-17
   listed $199,900 472-char remark

   Show marketing remark (472 chars)

   Updated 3 bedroom 2 full bath twinhome located close to Essentia Health, shopping and with easy access to the interstate! All new tile bath surrounds in both full bathrooms. New flooring in bathrooms. Home features new carpet in lower level, Fully fenced yard, storage shed and heated garage! Master suite includes walk in closed and Hollywood bath. All kitchen appliances included plus washer and dryer. Large deck off eating area with sliding patio doors. Move in Ready!

6. 2016-08-15
   soldstatus $170,000
7. 2016-08-12
   soldstatus $170,000 280-char remark

   Show marketing remark (280 chars)

   LOCATION,LOCATION. Close to Essentia, interstate & shopping. This 3 bedroom, 2 bath twin home has a fully fenced yard with deck, all kitchen appliances, master suite with walk-in closet & Hollywood bath. There is a rough-in for a garage heater. Relax, you found your home.

8. 2016-05-10
   listed $170,500 280-char remark

   Show marketing remark (280 chars)

   LOCATION,LOCATION. Close to Essentia, interstate & shopping. This 3 bedroom, 2 bath twin home has a fully fenced yard with deck, all kitchen appliances, master suite with walk-in closet & Hollywood bath. There is a rough-in for a garage heater. Relax, you found your home.

9. 2015-06-15
   soldstatus $158,600
10. 2015-06-04
    soldstatus $158,600
11. 2015-04-18
    listed $157,500
12. 2010-09-28
    soldstatus $122,900
13. 2007-05-29
    soldstatus $123,400

ⓘ 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: $1,530 · $127/mo
• Projected year-2 tax: $2,499 · $208/mo
• Expected delta: +$969/yr (+$81/mo · 63.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,852
• − Mortgage interest: −$14,284
• − Property taxes: −$1,530
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,708
• − Management: −$2,708
• − Depreciation: −$7,418
• Taxable income: $3,929
• Est. tax owed @ 24.0%: −$943
• After-tax cash flow: $6,948/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: Fargo 1
• NCES district ID: 3806780
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $46,524
• Composite: 36.23/100
• National rank: #4721
• State rank: #28 of 53 in ND

Livability — Fargo

• Score: 85/100
• State rank: #1
• US rank: #605

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fargo, ND
• County: Cass County · 177,143 people
• City population: 130,876
• Metro: Fargo, ND-MN
• Population (ZIP): 49,168
• Household income: $85,747
• Rent vs Own: 54.6% rent · 45.4% own
• Severe rent burden: 2039.0

Population outlook (Cass County) Hauer SSP2

• Today (2025): 223,771 people
• By 2030: 251,835 · +12.5%
• By 2040: 311,816 · +39.3%
• By 2050: 378,694 · +69.2%
• By 2075: 571,386 · +155.3%
• By 2100: 769,727 · +244.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 7% Two or more races 5% Asian 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 27% Lithuanian 4% Romanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 92% English-only · Korean 1% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Cass

• 2024 margin: Lean R (+8.4) · D 44.9% · R 53.3% · Other 1.9%
• 2008→2024 swing: -15.5pp toward R · 2008: 7.1pp · 2024: -8.4pp
• All cycles: 2024: R+8.4 2020: R+2.7 2016: R+10.7 2012: R+3.0 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.58%
• Current HPI: 187.1707
• Rent YoY: ▲ 5.13%
• Metro: Fargo, 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

+106.6% since first listed

13 events — show timeline

• 2026-05-16 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-08 Listed $255,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-03-23 Sold (Public Records) $198,000 Public Records
• 2021-03-17 Sold (MLS) $198,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-01-17 Listed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-08-15 Sold (Public Records) $170,000 Public Records
• 2016-08-12 Sold (MLS) $170,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-05-10 Listed $170,500 NORTHSTARMLS as Distributed by MLS Grid
• 2015-06-15 Sold (Public Records) $158,600 Public Records
• 2015-06-04 Sold (MLS) $158,600 NORTHSTARMLS as Distributed by MLS Grid
• 2015-04-18 Listed $157,500 NORTHSTARMLS as Distributed by MLS Grid
• 2010-09-28 Sold (Public Records) $122,900 Public Records
• 2007-05-29 Sold (Public Records) $123,400 Public Records

Property tax history

-0.8%/yr

Latest (2025): $1,530 · -51.1% YoY. Source: county tax records.