206 W Felton Ave · McVille, ND 58254

$85,000

2 bd · 1.0 ba · 1,458 sqft · Other · 26 Days on market

Built 1930 6,200 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 +27.7/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 6,200 sq ft lot
• 4 garage spots
• Built 1930

Property features AI

Exterior

• Parking: Attached garage with garage door opener; 4 garage spaces
• Utilities: Public water
• Home design: Single-family residence; One and one-half story
• Construction: Block foundation
• Exterior features: 62 x 100 lot (6,200 sq ft)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (electric); Cooling present
• Interior features: Partial basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#146 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D+, health & safety D+.
• Dakota Prairie 1 (rural): math 50% / reading 45% proficiency, ranked #72 of 169 in ND (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dakota Prairie Elementary School (math 72% / reading 52%, grade B, #11 of 236 statewide, top 7%, 168 students, 31% FRL); Dakota Prairie High School (math 32% / reading 32%, grade F, #85 of 144 statewide, top 62%, 127 students, 31% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: 5 active listings in the ZIP; 1 units permitted in Nelson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, 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 26 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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. 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: 1.26% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.95%
• DSCR: 1.58
• GRM: 6.6

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: 19.6%
• Equity multiple: 2.12×
• Total profit: $26,615
• Equity at exit: $38,220

10-year hold

• IRR: 20.9%
• Equity multiple: 4.02×
• Total profit: $71,855
• Equity at exit: $58,901

Cash invested: $23,800 (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 58254

• Active inventory: 5
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $257

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 71%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $85,000 Active 26 DOM
2. 2026-06-17
   days on market $85,000 Active 25 DOM
3. 2026-06-16
   days on market $85,000 Active 24 DOM
4. 2026-06-15
   days on market $85,000 Active 23 DOM
5. 2026-06-13
   days on market $85,000 Active 21 DOM
6. 2026-06-12
   days on market $85,000 Active 20 DOM
7. 2026-06-09
   days on market $85,000 Active 17 DOM
8. 2026-06-08
   days on market $85,000 Active 16 DOM
9. 2026-06-07
   days on market $85,000 Active 15 DOM
10. 2026-06-05
    days on market $85,000 Active 13 DOM
11. 2026-06-04
    days on market $85,000 Active 11 DOM
12. 2026-06-02
    days on market $85,000 Active 10 DOM
13. 2026-06-01
    days on market $85,000 Active 9 DOM
14. 2026-05-31
    days on market $85,000 Active 8 DOM
15. 2026-05-23
    listed $85,000 Active

ⓘ 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: $12,824
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$2,473
• Taxable income: $1,838
• Est. tax owed @ 24.0%: −$441
• After-tax cash flow: $2,641/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: Dakota Prairie 1
• NCES district ID: 3800040
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $46,749
• Composite: 42.53/100
• National rank: #6857
• State rank: #72 of 169 in ND

Livability — McVille

• Score: 67/100
• State rank: #146
• US rank: #11173

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McVille, ND
• Population (ZIP): 596

Population outlook (Nelson County) Hauer SSP2

• Today (2025): 2,847 people
• By 2030: 2,797 · -1.8%
• By 2040: 2,737 · -3.9%
• By 2050: 2,854 · +0.2%
• By 2075: 3,790 · +33.1%
• By 2100: 5,304 · +86.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Portuguese 56% Lithuanian 5% Scottish 3%
• Foreign-born: 3%
• Languages at home: 94% English-only · Russian/Polish/Slavic 2% German/W. Germanic 2% Other Indo-European 2%

Political lean MEDSL · Nelson

• 2024 margin: Solid R (+32.0) · D 33.0% · R 65.0% · Other 1.9%
• 2008→2024 swing: -38.1pp toward R · 2008: 6.1pp · 2024: -32.0pp
• All cycles: 2024: R+32.0 2020: R+31.2 2016: R+28.9 2012: R+5.8 2008: D+6.1

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

• 2026-05-23 Listed $85,000 GFAAR

Property tax history

-0.5%/yr

Latest (2025): $21 · -2.0% YoY. Source: county tax records.