222 6th St NE · Hillsboro, ND 58045

$72,500

3 bd · 1.0 ba · 1,320 sqft · SingleFamily · 87 Days on market

Built 1925 0.26 ac 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

So much new in the last 2 years including most windows, plumbing, kitchen and bath remodel, professional foundation upgrade, spray foam insulated crawl space, flooring, interior and exterior paint. Make this 3 bedroom home with main floor and second story office/hobby areas yours today. Your family will love Hillsboro's new running track and fitness center, golf course, medical center and more located an easy commute to Fargo or Grand Forks on I-29.

Key facts

• Spacious kitchen
• Easy access to i-29
• Versatile office

Tags

• SPACIOUS KITCHEN
• VERSATILE OFFICE
• CORNER LOT
• DETACHED SINGLE-CAR GARAGE
• EASY ACCESS TO I-29

Property features AI

Exterior

• Parking: Detached garage with 1 garage space
• Utilities: City water connected; City sewer connected; Electric fuel
• Home design: Residential property; One and one-half levels; Above-grade finished living area 1,320
• Construction: Asphalt roof; Foundation listed as 'Other'; Foundation area approximately 518
• Exterior features: Patio; Lot approximately 0.258 acres (75 x 150)

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms — one on the main level and two on the upper level
• Bathrooms: One three-quarter bath; Main floor full bath
• Heating & cooling: Baseboard heating; Wall-mounted cooling units
• Interior features: Patio; Crawl space basement; Main floor full bathroom
• Laundry & utility: Washer; Dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $987 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Recommended offer: $68k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#7 in ND, #2,511 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Hillsboro 9 (rural): math 51% / reading 44% proficiency, ranked #16 of 53 in ND (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 14 active listings in the ZIP; 8 units permitted in Traill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($501 loan paydown + $3k appreciation (3.7% local appreciation)).
• Traill County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, 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 87 days — a 6% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $12k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,150 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 2.60% ✓
• Cap rate: 22.64%
• Cash-on-cash: 58.37%
• DSCR: 3.60
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 64.1%
• Equity multiple: 4.67×
• Total profit: $74,438
• Equity at exit: $35,559

10-year hold

• IRR: 63.0%
• Equity multiple: 9.55×
• Total profit: $173,561
• Equity at exit: $57,223

Cash invested: $20,300 (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 58045

• Home prices YoY: 2.7%
• Active inventory: 14
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,885 medium
• Mortgage (P&I): −$380
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $987

Break-even live

Break-even rent $635

Max offer price $72,500

Occupancy floor 43%

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $72,500 Active 87 DOM
2. 2026-06-17
   days on market $72,500 Active 86 DOM
3. 2026-06-16
   days on market $72,500 Active 85 DOM
4. 2026-06-15
   days on market $72,500 Active 84 DOM
5. 2026-06-13
   pricedays on market $72,500 Active 82 DOM
6. 2026-06-12
   days on market $80,000 Active 81 DOM
7. 2026-06-09
   days on market $80,000 Active 78 DOM
8. 2026-06-08
   days on market $80,000 Active 77 DOM
9. 2026-06-07
   days on market $80,000 Active 76 DOM
10. 2026-06-05
    days on market $80,000 Active 74 DOM
11. 2026-06-04
    days on market $80,000 Active 72 DOM
12. 2026-06-02
    days on market $80,000 Active 71 DOM
13. 2026-06-01
    days on market $80,000 Active 70 DOM
14. 2026-05-31
    days on market $80,000 Active 69 DOM
15. 2026-05-14
    price $80,000
16. 2026-03-21
    listed $85,000 Active
17. 2026-01-01
    historical
18. 2025-11-01
    price $85,000
19. 2024-10-29
    listed $90,000 Active
20. 2016-08-01
    soldstatus $75,000 455-char remark

    Show marketing remark (455 chars)

    So much new in the last 2 years including most windows, plumbing, kitchen and bath remodel, professional foundation upgrade, spray foam insulated crawl space, flooring, interior and exterior paint. Make this 3 bedroom home with main floor and second story office/hobby areas yours today. Your family will love Hillsboro's new running track and fitness center, golf course, medical center and more located an easy commute to Fargo or Grand Forks on I-29.

21. 2016-06-10
    listed $79,000 455-char remark

    Show marketing remark (455 chars)

    So much new in the last 2 years including most windows, plumbing, kitchen and bath remodel, professional foundation upgrade, spray foam insulated crawl space, flooring, interior and exterior paint. Make this 3 bedroom home with main floor and second story office/hobby areas yours today. Your family will love Hillsboro's new running track and fitness center, golf course, medical center and more located an easy commute to Fargo or Grand Forks on I-29.

22. 2014-08-21
    soldstatus $35,000
23. 2014-07-31
    listed $42,000

ⓘ 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: $1,096 · $91/mo
• Projected year-2 tax: $1,096 · $91/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,621
• − Mortgage interest: −$4,061
• − Property taxes: −$1,096
• − Insurance: −$362
• − Repairs & maintenance: −$1,810
• − Management: −$1,810
• − Depreciation: −$2,109
• Taxable income: $11,373
• Est. tax owed @ 24.0%: −$2,730
• After-tax cash flow: $9,120/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: Hillsboro 9
• NCES district ID: 3809570
• Math proficiency: 51% ▲ 1.00%
• Reading proficiency: 44% ▬ 0.00%
• Median HH income: $51,294
• Composite: 40.88/100
• National rank: #3622
• State rank: #16 of 53 in ND

Livability — Hillsboro

• Score: 78/100
• State rank: #7
• US rank: #2511

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hillsboro, ND
• Population (ZIP): 2,181

Population outlook (Traill County) Hauer SSP2

• Today (2025): 8,107 people
• By 2030: 8,099 · -0.1%
• By 2040: 8,151 · +0.5%
• By 2050: 8,384 · +3.4%
• By 2075: 9,868 · +21.7%
• By 2100: 12,181 · +50.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Portuguese 31% Scottish 6% Lithuanian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · Traill

• 2024 margin: Solid R (+31.6) · D 33.3% · R 65.0% · Other 1.7%
• 2008→2024 swing: -38.8pp toward R · 2008: 7.2pp · 2024: -31.6pp
• All cycles: 2024: R+31.6 2020: R+24.9 2016: R+26.5 2012: R+4.7 2008: D+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.72%
• Current HPI: 139.3759
• 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

+90.5% since first listed

9 events — show timeline

• 2026-05-14 Price Changed $80,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-21 Listed $85,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-01 Price Changed $85,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-10-29 Listed $90,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-08-01 Sold (MLS) $75,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-06-10 Listed $79,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-08-21 Sold (MLS) $35,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-07-31 Listed $42,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

-1.1%/yr

Latest (2025): $1,096 · -3.5% YoY. Source: county tax records.