501 1st St NW · Bowbells, ND 58721

$72,900

4 bd · 1.0 ba · 1,289 sqft · SingleFamily · 1 Days on market

Built 1916 Fair condition 0.44 ac 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Key facts

• Expansive yard
• Eat-in kitchen
• Spacious living room

Tags

• THREE BEAUTIFULLY TREED LOTS
• SPACIOUS LIVING ROOM
• EAT-IN KITCHEN
• MAIN-FLOOR PRIMARY BEDROOM
• EXPANSIVE YARD
• DETACHED ONE-STALL GARAGE

Property features AI

Exterior

• Parking: Attached carport; Detached/attached garage (1 car); Circular driveway; Alley access
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories
• Construction: Vinyl siding; Metal roof; Basement foundation (unfinished)
• Exterior features: Rain gutters; Asphalt road access on a public maintained city street; Irregular, level, pie-shaped lot (0.44 acres)

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Dishwasher not listed
• Flooring: Vinyl flooring; Carpet flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Window treatments; Unfinished basement with sump pump
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $73k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).

Location & tenants

• Location reads 68/100 on livability (#115 in ND) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+; Watch: schools C-, health & safety D, amenities F.
• Bowbells 14 (rural): math 30% / reading 40% proficiency, ranked #124 of 169 in ND (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 3 active listings in the ZIP; 3 units permitted in Burke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($504 loan paydown + $2k appreciation (3.0% local appreciation)).
• Burke County population projected at +80% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.68% ✓
• Cap rate: 13.92%
• Cash-on-cash: 27.23%
• DSCR: 2.21
• GRM: 5.0

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: 33.2%
• Equity multiple: 2.88×
• Total profit: $38,298
• Equity at exit: $32,779

10-year hold

• IRR: 33.5%
• Equity multiple: 5.66×
• Total profit: $95,033
• Equity at exit: $50,516

Cash invested: $20,412 (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 58721

• Active inventory: 3
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,224 medium
• Mortgage (P&I): −$382
• Tax est. 1.5%: −$91 /mo · $1,094/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $463

Break-even live

Break-even rent $638

Max offer price $72,900

Occupancy floor 57%

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: $18,225
• Closing costs: $2,187
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-06-18
   listed $72,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,688
• − Mortgage interest: −$4,084
• − Property taxes: −$1,094
• − Insurance: −$364
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$2,121
• Taxable income: $4,675
• Est. tax owed @ 24.0%: −$1,122
• After-tax cash flow: $4,436/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab

The home is in fair condition with moderate rehabilitation needs. Repainting the exterior and replacing windows would significantly increase its value.

Repairs flagged

• Minor Driveway — Cracked and uneven
• Minor Foundation — No visible cracks
• Minor Windows — No visible damage

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace windows — Improves energy efficiency and aesthetics
• Both Driveway repair — Enhances curb appeal and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Driveway · Cracked and uneven	Minor	$500–3,000
Foundation · No visible cracks	Minor	$500–3,000
Windows · No visible damage	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace windows — Improves energy efficiency and aesthetics ↑
• Both Driveway repair — Enhances curb appeal and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Bowbells 14
• NCES district ID: 3803090
• Math proficiency: 30% ▲ 19.00%
• Reading proficiency: 40% ▲ 10.00%
• Median HH income: $57,671
• Composite: 33.69/100
• National rank: #10437
• State rank: #124 of 169 in ND

Livability — Bowbells

• Score: 68/100
• State rank: #115
• US rank: #10012

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bowbells, ND
• Population (ZIP): 426

Population outlook (Burke County) Hauer SSP2

• Today (2025): 3,017 people
• By 2030: 3,439 · +14.0%
• By 2040: 4,388 · +45.4%
• By 2050: 5,429 · +79.9%
• By 2075: 8,215 · +172.3%
• By 2100: 10,184 · +237.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Asian 5% Two or more races 2%
• Common ancestry: Portuguese 27% Iranian 1% Lithuanian 1%
• Foreign-born: 5%
• Languages at home: 95% English-only · Tagalog/Filipino 5%

Political lean MEDSL · Burke

• 2024 margin: Solid R (+74.1) · D 12.4% · R 86.5% · Other 1.1%
• 2008→2024 swing: -36.6pp toward R · 2008: -37.5pp · 2024: -74.1pp
• All cycles: 2024: R+74.1 2020: R+74.2 2016: R+73.8 2012: R+52.8 2008: R+37.5

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

• 2026-06-17 Listed $72,900 GNMLS