804 6th Ave · Cando, ND 58324

$114,900

4 bd · 2.0 ba · 1,708 sqft · Other public records · 19 Days on market

Built 1905 10,500 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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Appreciation +5.0/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Screened in porch
• Detached garages
• Corner lot

Tags

• SCREENED IN PORCH
• DETACHED GARAGES
• CORNER LOT

Property features AI

Exterior

• Parking: 3-car garage
• Utilities: Public water
• Home design: Single-family residence; Two levels
• Construction: Metal siding
• Exterior features: Lot approximately 75 x 140 (10,500 sq ft)

Interior

• Bedrooms: Total of 7 rooms (bedrooms included)
• Bathrooms: Two three-quarter bathrooms
• Heating & cooling: Electric heating; Hot water heating; Cooling present
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#90 in ND) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, employment D, amenities F.
• North Star 10 (rural): math 40% / reading 35% proficiency, ranked #113 of 169 in ND (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($794 loan paydown + $3k appreciation (3.0% local appreciation)).
• Towner County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,176 (1.5% below list)

Questions for the listing agent

1. Built in 1905 — 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: 1.11% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.86%
• DSCR: 1.48
• GRM: 7.5

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: 17.7%
• Equity multiple: 2.01×
• Total profit: $32,356
• Equity at exit: $51,664

10-year hold

• IRR: 19.1%
• Equity multiple: 3.77×
• Total profit: $89,183
• Equity at exit: $79,620

Cash invested: $32,172 (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 58324

• Active inventory: 10
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,280 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$70 /mo · $838/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $291

Break-even live

Break-even rent $912

Max offer price $114,900

Occupancy floor 72%

Sensitivity live

Price	-10% $356	-5% $324	+0% $291	+5% $259	+10% $226
Rent	-10% $190	-5% $241	+0% $291	+5% $342	+10% $392
Rate	-1.0pp $349	-0.5pp $320	base $291	+0.5pp $261	+1.0pp $231

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $114,900 Active 19 DOM
2. 2026-06-17
   days on market $114,900 Active 18 DOM
3. 2026-06-16
   days on market $114,900 Active 17 DOM
4. 2026-06-15
   days on market $114,900 Active 16 DOM
5. 2026-06-13
   days on market $114,900 Active 14 DOM
6. 2026-06-12
   days on market $114,900 Active 13 DOM
7. 2026-06-09
   days on market $114,900 Active 10 DOM
8. 2026-06-08
   days on market $114,900 Active 9 DOM
9. 2026-06-07
   days on market $114,900 Active 8 DOM
10. 2026-06-05
    days on market $114,900 Active 6 DOM
11. 2026-06-04
    days on market $114,900 Active 4 DOM
12. 2026-06-02
    days on market $114,900 Active 3 DOM
13. 2026-06-01
    days on market $114,900 Active 2 DOM
14. 2026-05-31
    listed $114,900 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: $838 · $70/mo
• Projected year-2 tax: $1,126 · $94/mo
• Expected delta: +$288/yr (+$24/mo · 34.3%)

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

Taxation est. · year 1

• Rental income: $15,363
• − Mortgage interest: −$6,436
• − Property taxes: −$838
• − Insurance: −$574
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$3,343
• Taxable income: $1,713
• Est. tax owed @ 24.0%: −$411
• After-tax cash flow: $3,082/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: North Star 10
• NCES district ID: 3800390
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 35% ▼ -25.00%
• Median HH income: $50,163
• Composite: 34.97/100
• National rank: #9959
• State rank: #113 of 169 in ND

Livability — Cando

• Score: 70/100
• State rank: #90
• US rank: #8005

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cando, ND
• Population (ZIP): 1,354

Population outlook (Towner County) Hauer SSP2

• Today (2025): 2,328 people
• By 2030: 2,390 · +2.7%
• By 2040: 2,588 · +11.2%
• By 2050: 2,861 · +22.9%
• By 2075: 4,024 · +72.9%
• By 2100: 4,838 · +107.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Native American 9% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 24% Scottish 6% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Towner

• 2024 margin: Solid R (+45.7) · D 26.0% · R 71.7% · Other 2.2%
• 2008→2024 swing: -52.8pp toward R · 2008: 7.1pp · 2024: -45.7pp
• All cycles: 2024: R+45.7 2020: R+43.7 2016: R+37.6 2012: R+9.3 2008: D+7.1

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

1 event — show timeline

• 2026-05-28 Listed $114,900 GFAAR

Property tax history

+6.6%/yr

Latest (2025): $838 · +2.6% YoY. Source: county tax records.