906 9th ST St · Langdon, ND 58249

$87,900

2 bd · 1.0 ba · 702 sqft · SingleFamily · 73 Days on market

Built 1920 0.31 ac lot

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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 +15.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Remodeled main floor
• Large corner lot
• Floating vanity

Tags

• REMODELED MAIN FLOOR
• WHITE SHAKER KITCHEN CABINETS
• FLOATING VANITY
• LARGE CORNER LOT

Property features AI

Exterior

• Utilities: Public water; Natural gas available
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Deck

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Has cooling
• Interior features: Crawl space basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $31 ($371/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $81k (7.6% below list).
• Recommended offer: $81k (7.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#42 in ND) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Langdon Area 23 (rural): math 38% / reading 51% proficiency, ranked #83 of 169 in ND (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Langdon Area Elementary School (math 52% / reading 57%, grade C, #39 of 236 statewide, top 21%, 239 students, 23% FRL); Langdon Area High School (math 27% / reading 47%, grade F, #71 of 144 statewide, top 52%, 176 students, 19% FRL) — zoned schools at 21% FRL track the district average.
• Market conditions: 15 active listings in the ZIP; 2 units permitted in Cavalier County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $608 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $76k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $81,177 (7.6% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 9.0

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-12,260
• Equity at exit: $13,106

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-8,083
• Equity at exit: $7,600

Cash invested: $24,612 (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 58249

• Active inventory: 15
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $812 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$113 /mo · $1,354/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $31

Break-even live

Break-even rent $773

Max offer price $87,900

Occupancy floor 91%

Sensitivity live

Price	-10% $81	-5% $56	+0% $31	+5% $6	+10% $-19
Rent	-10% $-33	-5% $-1	+0% $31	+5% $63	+10% $95
Rate	-1.0pp $75	-0.5pp $53	base $31	+0.5pp $8	+1.0pp $-15

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: $21,975
• Closing costs: $2,637
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   statusdays on market $87,900 Active Under Contract 73 DOM
2. 2026-06-21
   days on market $87,900 Active 72 DOM
3. 2026-06-21
   days on market $87,900 Active 71 DOM
4. 2026-06-18
   days on market $87,900 Active 69 DOM
5. 2026-06-17
   days on market $87,900 Active 68 DOM
6. 2026-06-16
   days on market $87,900 Active 67 DOM
7. 2026-06-15
   days on market $87,900 Active 66 DOM
8. 2026-06-13
   days on market $87,900 Active 64 DOM
9. 2026-06-12
   pricedays on market $87,900 Active 63 DOM
10. 2026-06-09
    days on market $89,900 Active 60 DOM
11. 2026-06-08
    days on market $89,900 Active 59 DOM
12. 2026-06-07
    days on market $89,900 Active 58 DOM
13. 2026-06-05
    days on market $89,900 Active 56 DOM
14. 2026-06-04
    days on market $89,900 Active 54 DOM
15. 2026-06-02
    days on market $89,900 Active 53 DOM
16. 2026-06-01
    days on market $89,900 Active 52 DOM
17. 2026-05-31
    days on market $89,900 Active 51 DOM
18. 2026-04-27
    price $89,900
19. 2026-04-10
    listed $99,900 Active
20. 2025-08-19
    soldstatus $76,000
21. 2015-08-28
    soldstatus $85,000

ⓘ 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: $1,354 · $113/mo
• Projected year-2 tax: $1,354 · $113/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 1/10 Low 7 d/yr ≥91°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,741
• − Mortgage interest: −$4,924
• − Property taxes: −$1,354
• − Insurance: −$440
• − Repairs & maintenance: −$779
• − Management: −$779
• − Depreciation: −$2,557
• Taxable loss: −$1,091
• Est. tax savings @ 24.0%: +$262
• After-tax cash flow: $633/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: Langdon Area 23
• NCES district ID: 3810810
• Math proficiency: 38% ▲ 1.00%
• Reading proficiency: 51% ▲ 8.00%
• Median HH income: $57,184
• Composite: 41.13/100
• National rank: #7427
• State rank: #83 of 169 in ND

Livability — Langdon

• Score: 72/100
• State rank: #42
• US rank: #5786

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Langdon, ND
• Population (ZIP): 2,363

Population outlook (Cavalier County) Hauer SSP2

• Today (2025): 3,638 people
• By 2030: 3,566 · -2.0%
• By 2040: 3,500 · -3.8%
• By 2050: 3,532 · -2.9%
• By 2075: 3,954 · +8.7%
• By 2100: 4,178 · +14.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Native American 1% Two or more races 1%
• Common ancestry: Portuguese 18% Lithuanian 4% Italian 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Cavalier

• 2024 margin: Solid R (+49.1) · D 24.8% · R 73.9% · Other 1.3%
• 2008→2024 swing: -39.8pp toward R · 2008: -9.3pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+50.7 2016: R+44.7 2012: R+18.2 2008: R+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.91%
• Current HPI: 116.1776
• 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

+5.8% since first listed

4 events — show timeline

• 2026-04-27 Price Changed $89,900 GFAAR
• 2026-04-10 Listed $99,900 GFAAR
• 2025-08-19 Sold (Public Records) $76,000 Public Records
• 2015-08-28 Sold (Public Records) $85,000 Public Records

Property tax history

+14.5%/yr

Latest (2025): $1,354 · +70.9% YoY. Source: county tax records.