329 Central Ave · Beach, ND 58621

$159,000

3 bd · 2.0 ba · 1,744 sqft · SingleFamily · 68 Days on market

Built 1946 7,686 sqft lot Est $166k · at est.

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Why this score? — see what drove the D 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 +9.9/30.0
• ARV discount +9.3/15.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Price Reduction--This well-maintained home is in good condition and offers three bedrooms (one non-conforming), one full bathroom, kitchen and bathroom have new fixtures, recently installed tub surround, built-in shelves, new central air conditioner, upgraded clean water lines throughout the house, 3-years-old furnace with air filtration system, heat & cool vents cleaned last summer, appliances included, concrete sidewalk and driveway in good condition, garage door opener, small workshop in garage, fire pit and newer vinyl privacy fence. Basement is 80 percent finished, tile ceiling, some drywall, cabinets and a counter in laundry room, bedroom and gathering area. Welcoming landscape and interior design. Some updated windows and it's less than a block from the elementary

Key facts

• Alley access
• Workshop space
• Fenced yard

Tags

• NEW ROOF
• FENCED YARD
• ALLEY ACCESS
• WORKSHOP SPACE
• NEAR POOL
• NEAR ELEMENTARY SCHOOL

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public sewer
• Home design: Single-family residential
• Exterior features: Lot dimensions approximately 63' x 122'; Zoned RMD

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total rooms: 9
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Eat-in kitchen; Full concrete basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (20.5% below list).
• Recommended offer: $126k (20.5% 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 $6k of equity ($1k loan paydown + $5k 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.
• By year 6, 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 68 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,458 (20.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.69%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $165,680
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
555 1st Ave SW	0.16mi	3/2.0	1,735 (-0%)	18mo	$169,000	$97	76
59 4th Ave SE	0.33mi	3/2.0	1,821 (+4%)	2mo	$236,000	$130	76
116 5th St SE	0.14mi	2/2.0 (-1)	1,686 (-3%)	10mo	$169,000	$100	74
111 3 Ave SW	0.24mi	3/2.5	1,640 (-6%)	8mo	$177,000	$108	70
384 1st St SE	0.32mi	2/2.0 (-1)	1,666 (-4%)	4mo	$159,000	$95	70
176 1st St NE	0.36mi	3/1.5	1,488 (-15%)	7mo	$117,000	$79	51
413 4th Ave SE	0.28mi	4/1.5 (+1)	1,920 (+10%)	23mo	$149,900	$78	44
24 5th Ave SE	0.42mi	2/2.0 (-1)	1,988 (+14%)	23mo	$129,900	$65	33
278 1st Ave NW	0.44mi	2/1.0 (-1)	1,516 (-13%)	20mo	$129,000	$85	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 5.0%
• Equity multiple: 1.29×
• Total profit: $12,817
• Equity at exit: $71,493

10-year hold

• IRR: 8.1%
• Equity multiple: 2.23×
• Total profit: $54,587
• Equity at exit: $110,180

Cash invested: $44,520 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-100

Break-even live

Break-even rent $1,391

Max offer price $144,561

Occupancy floor —

Sensitivity live

Price	-10% $10	-5% $-45	+0% $-100	+5% $-155	+10% $-210
Rent	-10% $-200	-5% $-150	+0% $-100	+5% $-50	+10% $0
Rate	-1.0pp $-20	-0.5pp $-59	base $-100	+0.5pp $-141	+1.0pp $-183

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $159,000 Active 68 DOM
2. 2026-06-17
   days on market $159,000 Active 67 DOM
3. 2026-06-16
   days on market $159,000 Active 66 DOM
4. 2026-06-15
   days on market $159,000 Active 65 DOM
5. 2026-06-14
   days on market $159,000 Active 63 DOM
6. 2026-06-13
   days on market $159,000 Active 62 DOM
7. 2026-06-10
   days on market $159,000 Active 60 DOM
8. 2026-06-09
   days on market $159,000 Active 59 DOM
9. 2026-06-08
   days on market $159,000 Active 58 DOM
10. 2026-06-07
    days on market $159,000 Active 57 DOM
11. 2026-06-03
    days on market $159,000 Active 53 DOM
12. 2026-06-02
    days on market $159,000 Active 52 DOM
13. 2026-06-01
    days on market $159,000 Active 51 DOM
14. 2026-05-31
    days on market $159,000 Active 50 DOM
15. 2026-05-31
    days on market $159,000 Active 49 DOM
16. 2026-04-11
    listed $159,000 Active
17. 2023-09-06
    historical 788-char remark

    Show marketing remark (638 chars)

    Ready for peace and quiet? Take a look at this cute, newly updated home in Beach with two bedrooms and one full bathroom upstairs. The basement is 80% finished and has one non-conforming bedroom and a family room. The large laundry room has extra cabinets and great counter space. Also has a newer roof, air conditioner and furnace. This is sure to please, with a completely fenced in yard with alley access and a garage that comes complete with a small workshop in the back. This is perfectly located and is close to the swimming pool and school. This home is perfect for a first time home buyer or someone who enjoys small town living!

18. 2023-09-06
    historical 638-char remark

    Show marketing remark (638 chars)

    Ready for peace and quiet? Take a look at this cute, newly updated home in Beach with two bedrooms and one full bathroom upstairs. The basement is 80% finished and has one non-conforming bedroom and a family room. The large laundry room has extra cabinets and great counter space. Also has a newer roof, air conditioner and furnace. This is sure to please, with a completely fenced in yard with alley access and a garage that comes complete with a small workshop in the back. This is perfectly located and is close to the swimming pool and school. This home is perfect for a first time home buyer or someone who enjoys small town living!

19. 2020-05-27
    listed $75,500 638-char remark

    Show marketing remark (638 chars)

    Ready for peace and quiet? Take a look at this cute, newly updated home in Beach with two bedrooms and one full bathroom upstairs. The basement is 80% finished and has one non-conforming bedroom and a family room. The large laundry room has extra cabinets and great counter space. Also has a newer roof, air conditioner and furnace. This is sure to please, with a completely fenced in yard with alley access and a garage that comes complete with a small workshop in the back. This is perfectly located and is close to the swimming pool and school. This home is perfect for a first time home buyer or someone who enjoys small town living!

20. 2017-11-21
    listed $65,000 788-char remark

    Show marketing remark (788 chars)

    Price Reduction--This well-maintained home is in good condition and offers three bedrooms (one non-conforming), one full bathroom, kitchen and bathroom have new fixtures, recently installed tub surround, built-in shelves, new central air conditioner, upgraded clean water lines throughout the house, 3-years-old furnace with air filtration system, heat & cool vents cleaned last summer, appliances included, concrete sidewalk and driveway in good condition, garage door opener, small workshop in garage, fire pit and newer vinyl privacy fence. Basement is 80 percent finished, tile ceiling, some drywall, cabinets and a counter in laundry room, bedroom and gathering area. Welcoming landscape and interior design. Some updated windows and it's less than a block from the elementary

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

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: $15,175
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$4,625
• Taxable loss: −$3,965
• Est. tax savings @ 24.0%: +$952
• After-tax cash flow: $-246/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

+144.6% since first listed

5 events — show timeline

• 2026-04-11 Listed $159,000 Badlands BOR MLS
• 2023-09-06 Delisted — Badlands BOR MLS
• 2023-09-06 Delisted — Badlands BOR MLS
• 2020-05-27 Listed $75,500 Badlands BOR MLS
• 2017-11-21 Listed $65,000 Badlands BOR MLS