202 8th Ave SE · Jamestown, ND 58401

$95,000

3 bd · 1.0 ba · 1,874 sqft · Other · 22 Days on market

Built 1920 7,000 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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home or investment property! This home has 3 bedrooms 1 bath, main floor laundry, fenced in backyard, a newer furnace and water heater. Come take a look at this one.

Key facts

• One-stall garage
• Tin roof
• Central air

Tags

• CENTRAL AIR
• FENCED-IN YARD
• ONE-STALL GARAGE
• TIN ROOF

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; Corner lot; City street frontage; Publicly maintained road
• Construction: Stucco exterior
• Exterior features: Partial fencing; Shed(s); Metal roof

Interior

• Kitchen: Oven; Range hood
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Oven; Range Hood; Partially finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.2% in Jamestown — 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 73/100 on livability (#35 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, health & safety D+, amenities F.
• Jamestown 1 (town): math 45% / reading 52% proficiency, ranked #14 of 53 in ND (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jamestown High School (math 27% / reading 62%, grade F, #33 of 144 statewide, top 32%, 777 students, 21% FRL).
• Market conditions: Rents rising (+3.7%/yr); 98 active listings in the ZIP; 19 units permitted in Stutsman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Stutsman County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $50k; list at $95k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.22% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.64%
• DSCR: 1.43
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.68% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.96×
• Total profit: $-949
• Equity at exit: $14,165

10-year hold

• IRR: 9.5%
• Equity multiple: 1.76×
• Total profit: $20,183
• Equity at exit: $8,214

Cash invested: $26,600 (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 58401

• Rents YoY: 3.7%
• Active inventory: 98
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$162 /mo · $1,944/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $214

Break-even live

Break-even rent $886

Max offer price $95,000

Occupancy floor 77%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $95,000 Active 22 DOM
2. 2026-06-18
   days on market $95,000 Active 21 DOM
3. 2026-06-17
   days on market $95,000 Active 20 DOM
4. 2026-06-16
   days on market $95,000 Active 19 DOM
5. 2026-06-15
   days on market $95,000 Active 18 DOM
6. 2026-06-14
   days on market $95,000 Active 16 DOM
7. 2026-06-12
   days on market $95,000 Active 15 DOM
8. 2026-06-09
   days on market $95,000 Active 12 DOM
9. 2026-06-08
   days on market $95,000 Active 11 DOM
10. 2026-06-07
    days on market $95,000 Active 10 DOM
11. 2026-06-05
    days on market $95,000 Active 8 DOM
12. 2026-06-04
    status $95,000 Active 6 DOM
13. 2026-05-22
    listed $95,000 Active
14. 2025-12-22
    historical $1,150
15. 2025-12-10
    price $1,150
16. 2025-11-27
    price $95,000
17. 2025-10-15
    listed $1,300
18. 2025-08-05
    price $100,000
19. 2023-05-29
    historical
20. 2021-03-16
    soldstatus $50,000
21. 2021-03-12
    soldstatus 179-char remark

    Show marketing remark (179 chars)

    Great starter home or investment property! This home has 3 bedrooms 1 bath, main floor laundry, fenced in backyard, a newer furnace and water heater. Come take a look at this one.

22. 2020-11-27
    listed $89,900 179-char remark

    Show marketing remark (179 chars)

    Great starter home or investment property! This home has 3 bedrooms 1 bath, main floor laundry, fenced in backyard, a newer furnace and water heater. Come take a look at this one.

23. 2009-12-23
    soldstatus $66,100

ⓘ 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: $1,944 · $162/mo
• Projected year-2 tax: $1,944 · $162/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Taxation est. · year 1

• Rental income: $13,874
• − Mortgage interest: −$5,321
• − Property taxes: −$1,944
• − Insurance: −$475
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$2,764
• Taxable income: $1,150
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $2,287/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: Jamestown 1
• NCES district ID: 3800021
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 52% ▼ -5.00%
• Median HH income: $48,557
• Composite: 41.38/100
• National rank: #3487
• State rank: #14 of 53 in ND

Livability — Jamestown

• Score: 73/100
• State rank: #35
• US rank: #5212

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jamestown, ND
• County: Stutsman County · 17,189 people
• City population: 17,189
• Metro: Jamestown, ND
• Population (ZIP): 17,189
• Household income: $60,228
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 964.0

Population outlook (Stutsman County) Hauer SSP2

• Today (2025): 21,104 people
• By 2030: 21,292 · +0.9%
• By 2040: 21,485 · +1.8%
• By 2050: 21,960 · +4.1%
• By 2075: 25,753 · +22.0%
• By 2100: 29,779 · +41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 3% Hispanic / Latino 3% Black 2% Native American 1%
• Common ancestry: Portuguese 17% Romanian 5% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Stutsman

• 2024 margin: Solid R (+44.6) · D 26.7% · R 71.3% · Other 1.9%
• 2008→2024 swing: -29.9pp toward R · 2008: -14.7pp · 2024: -44.6pp
• All cycles: 2024: R+44.6 2020: R+43.4 2016: R+42.5 2012: R+22.1 2008: R+14.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -171.65%
• Current HPI: 123.841
• Rent YoY: ▲ 3.68%
• Metro: Jamestown, ND
• 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

+43.7% since first listed

11 events — show timeline

• 2026-05-22 Listed $95,000 GNMLS
• 2025-12-22 Rental Removed $1,150 APPFOLIO
• 2025-12-10 Price Changed $1,150 APPFOLIO
• 2025-11-27 Price Changed $95,000 GNMLS
• 2025-10-15 Listed for Rent $1,300 APPFOLIO
• 2025-08-05 Price Changed $100,000 GNMLS
• 2023-05-29 Rental Removed — RENT.
• 2021-03-16 Sold (Public Records) $50,000 Public Records
• 2021-03-12 Sold (MLS) — GNMLS
• 2020-11-27 Listed $89,900 GNMLS
• 2009-12-23 Sold (Public Records) $66,100 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,944 · +5.9% YoY. Source: county tax records.