116 Birch St W · Gackle, ND 58442

$94,000

2 bd · 2.0 ba · 1,371 sqft · Other · 18 Days on market

Built 1971 8,910 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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Appreciation +5.0/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

WELL MAINTAINED RANCH STYLE HOME WITH SINGLE ATTACHED GARAGE. TWO BLOCKS FROM MAIN STREET

Key facts

• Fenced backyard
• 8,910 sq ft lot
• Garage

Tags

• FENCED BACKYARD
• INSULATED ATTACHED GARAGE
• ABUNDANT STORAGE OPTIONS

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Masonite siding; Shingle roof; Block foundation; Built with a below-grade finished area
• Exterior features: Rain gutters; Private yard; Fenced backyard; Paved city street frontage (publicly maintained)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Water softener
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Other interior: Full, partially finished basement; 12 total rooms
• Heating & cooling: Electric heating; Ceiling fans for cooling; Wall/window air conditioning units
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $94k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $93k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#182 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D+, amenities F.
• Gackle-Streeter 56 (rural): math 20% / reading 50% proficiency, ranked #133 of 169 in ND (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 1 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($650 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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.

Recommended offer $92,590 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.19% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.95%
• DSCR: 1.53
• GRM: 7.0

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: 18.7%
• Equity multiple: 2.06×
• Total profit: $28,021
• Equity at exit: $42,266

10-year hold

• IRR: 20.0%
• Equity multiple: 3.90×
• Total profit: $76,363
• Equity at exit: $65,138

Cash invested: $26,320 (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 58442

• Active inventory: 5
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,117 medium
• Mortgage (P&I): −$493
• Tax from tax record: −$88 /mo · $1,056/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $262

Break-even live

Break-even rent $785

Max offer price $94,000

Occupancy floor 72%

Sensitivity live

Price	-10% $315	-5% $289	+0% $262	+5% $236	+10% $209
Rent	-10% $174	-5% $218	+0% $262	+5% $306	+10% $350
Rate	-1.0pp $310	-0.5pp $286	base $262	+0.5pp $238	+1.0pp $213

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $94,000 Active 18 DOM
2. 2026-06-18
   days on market $94,000 Active 17 DOM
3. 2026-06-17
   days on market $94,000 Active 16 DOM
4. 2026-06-16
   days on market $94,000 Active 15 DOM
5. 2026-06-15
   days on market $94,000 Active 14 DOM
6. 2026-06-14
   days on market $94,000 Active 12 DOM
7. 2026-06-12
   days on market $94,000 Active 11 DOM
8. 2026-06-09
   days on market $94,000 Active 8 DOM
9. 2026-06-08
   days on market $94,000 Active 7 DOM
10. 2026-06-07
    days on market $94,000 Active 6 DOM
11. 2026-06-05
    days on market $94,000 Active 4 DOM
12. 2026-06-04
    days on market $94,000 Active 2 DOM
13. 2026-06-01
    listed $94,000 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: $1,056 · $88/mo
• Projected year-2 tax: $1,056 · $88/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: $13,401
• − Mortgage interest: −$5,265
• − Property taxes: −$1,056
• − Insurance: −$470
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$2,735
• Taxable income: $1,732
• Est. tax owed @ 24.0%: −$416
• After-tax cash flow: $2,731/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: Gackle-Streeter 56
• NCES district ID: 3800043
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $45,655
• Composite: 32.51/100
• National rank: #10834
• State rank: #133 of 169 in ND

Livability — Gackle

• Score: 65/100
• State rank: #182
• US rank: #12756

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gackle, ND
• Population (ZIP): 442

Population outlook (Logan County) Hauer SSP2

• Today (2025): 1,807 people
• By 2030: 1,764 · -2.4%
• By 2040: 1,779 · -1.5%
• By 2050: 1,830 · +1.3%
• By 2075: 2,388 · +32.2%
• By 2100: 2,937 · +62.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 9% Hispanic / Latino 5%
• Common ancestry: Portuguese 10% Scotch-Irish 9% Lithuanian 2%
• Foreign-born: 2%
• Languages at home: 91% English-only · German/W. Germanic 9%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+75.8) · D 11.3% · R 87.1% · Other 1.6%
• 2008→2024 swing: -35.4pp toward R · 2008: -40.4pp · 2024: -75.8pp
• All cycles: 2024: R+75.8 2020: R+74.5 2016: R+73.3 2012: R+55.5 2008: R+40.4

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

+194.7% since first listed

3 events — show timeline

• 2026-06-01 Listed $94,000 GNMLS
• 2004-10-29 Sold (MLS) — GNMLS
• 2004-09-14 Listed $31,900 GNMLS

Property tax history

+8.4%/yr

Latest (2024): $1,056 · +13.0% YoY. Source: county tax records.