572 1st St SE · Beach, ND 58621

$130,000

2 bd · 1.5 ba · 1,272 sqft · Other · 78 Days on market

Built 1920 8,625 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 +17.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Fenced in area
• Spacious kitchen
• Portable spa

Tags

• CORNER LOT
• FENCED IN AREA
• SPACIOUS KITCHEN
• PARTIALLY FINISHED BASEMENT
• PORTABLE SPA
• QUIET COMMUNITY

Property features AI

Exterior

• Parking: 3-car garage; Garage door opener
• Utilities: Public sewer
• Home design: Single-family residence; One story
• Construction: Has basement
• Exterior features: Public sewer; Rural residential zoning

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating; Has cooling
• Interior features: Eat-in kitchen; Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (12.8% below list).
• Recommended offer: $113k (12.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#4 in ND, #2,032 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Beach 3 (rural): math 40% / reading 40% proficiency, ranked #107 of 169 in ND (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 21 active listings in the ZIP; 5 units permitted in Golden Valley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($899 loan paydown + $4k appreciation (3.0% local appreciation)).
• Golden Valley County population projected at +51% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,371 (12.8% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.89%
• DSCR: 1.13
• GRM: 9.6

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: 10.2%
• Equity multiple: 1.58×
• Total profit: $21,198
• Equity at exit: $58,454

10-year hold

• IRR: 12.5%
• Equity multiple: 2.86×
• Total profit: $67,616
• Equity at exit: $90,084

Cash invested: $36,400 (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 58621

• Active inventory: 21
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,134 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$72 /mo · $866/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $88

Break-even live

Break-even rent $1,023

Max offer price $130,000

Occupancy floor 87%

Sensitivity live

Price	-10% $161	-5% $124	+0% $88	+5% $51	+10% $14
Rent	-10% $-2	-5% $43	+0% $88	+5% $132	+10% $177
Rate	-1.0pp $153	-0.5pp $121	base $88	+0.5pp $54	+1.0pp $20

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $130,000 Active 78 DOM
2. 2026-06-17
   days on market $130,000 Active 77 DOM
3. 2026-06-16
   days on market $130,000 Active 76 DOM
4. 2026-06-15
   days on market $130,000 Active 75 DOM
5. 2026-06-14
   days on market $130,000 Active 73 DOM
6. 2026-06-13
   days on market $130,000 Active 72 DOM
7. 2026-06-10
   days on market $130,000 Active 70 DOM
8. 2026-06-09
   days on market $130,000 Active 69 DOM
9. 2026-06-08
   days on market $130,000 Active 68 DOM
10. 2026-06-07
    days on market $130,000 Active 67 DOM
11. 2026-06-03
    days on market $130,000 Active 63 DOM
12. 2026-06-02
    days on market $130,000 Active 62 DOM
13. 2026-06-01
    days on market $130,000 Active 61 DOM
14. 2026-05-31
    days on market $130,000 Active 60 DOM
15. 2026-05-31
    days on market $130,000 Active 59 DOM
16. 2026-04-01
    listed $130,000 Active
17. 2012-02-13
    soldstatus
18. 2011-09-19
    soldstatus

ⓘ 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: $866 · $72/mo
• Projected year-2 tax: $1,274 · $106/mo
• Expected delta: +$408/yr (+$34/mo · 47.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 14 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: $13,605
• − Mortgage interest: −$7,282
• − Property taxes: −$866
• − Insurance: −$650
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$3,782
• Taxable loss: −$1,152
• Est. tax savings @ 24.0%: +$277
• After-tax cash flow: $1,327/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: Beach 3
• NCES district ID: 3802380
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $38,333
• Composite: 35.81/100
• National rank: #9624
• State rank: #107 of 169 in ND

Livability — Beach

• Score: 79/100
• State rank: #4
• US rank: #2032

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beach, ND
• Population (ZIP): 1,203

Population outlook (Golden Valley County) Hauer SSP2

• Today (2025): 2,209 people
• By 2030: 2,428 · +9.9%
• By 2040: 2,878 · +30.3%
• By 2050: 3,342 · +51.3%
• By 2075: 4,620 · +109.1%
• By 2100: 5,663 · +156.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 11%
• Common ancestry: Portuguese 7% Romanian 7% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Golden Valley

• 2024 margin: Solid R (+73.7) · D 12.4% · R 86.1% · Other 1.5%
• 2008→2024 swing: -24.3pp toward R · 2008: -49.4pp · 2024: -73.7pp
• All cycles: 2024: R+73.7 2020: R+71.5 2016: R+73.7 2012: R+62.7 2008: R+49.4

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

3 events — show timeline

• 2026-04-01 Listed $130,000 Badlands BOR MLS
• 2012-02-13 Sold (Public Records) — Public Records
• 2011-09-19 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $866 · +11.7% YoY. Source: county tax records.