926 6th Ave · Cando, ND 58324

$88,900

3 bd · 2.0 ba · 1,575 sqft · Other · 108 Days on market

Built 2003 0.48 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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Fenced in back yard
• 0.48 acre lot
• Garage

Tags

• FENCED IN BACK YARD

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Utilities: Public water
• Home design: Manufactured in park
• Construction: 1,575 total square feet
• Exterior features: Deck; Lot dimensions approximately 150 x 140

Interior

• Heating & cooling: Propane heating; Has heating
• Interior features: Seven total rooms; Deck access (exterior deck referenced from interior grouping)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $89k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#90 in ND) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• North Star 10 (rural): math 40% / reading 35% proficiency, ranked #113 of 169 in ND (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Star Elementary School (math 42% / reading 47%, grade F, #102 of 236 statewide, top 49%, 223 students, 30% FRL); North Star High School (math 24% / reading 75%, grade D+, #16 of 144 statewide, top 12%, 76 students, 32% FRL).
• Market conditions: 11 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($615 loan paydown + $3k appreciation (3.0% local appreciation)).
• Towner County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Recommended offer $80,899 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.34% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.76%
• DSCR: 1.83
• GRM: 6.2

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: 25.1%
• Equity multiple: 2.42×
• Total profit: $35,470
• Equity at exit: $39,973

10-year hold

• IRR: 25.9%
• Equity multiple: 4.68×
• Total profit: $91,531
• Equity at exit: $61,604

Cash invested: $24,892 (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 58324

• Active inventory: 11
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,194 medium
• Mortgage (P&I): −$466
• Tax from tax record: −$51 /mo · $615/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $389

Break-even live

Break-even rent $702

Max offer price $88,900

Occupancy floor 62%

Sensitivity live

Price	-10% $439	-5% $414	+0% $389	+5% $364	+10% $339
Rent	-10% $295	-5% $342	+0% $389	+5% $436	+10% $483
Rate	-1.0pp $434	-0.5pp $412	base $389	+0.5pp $366	+1.0pp $343

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: $22,225
• Closing costs: $2,667
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $88,900 Active 108 DOM
2. 2026-06-21
   days on market $88,900 Active 107 DOM
3. 2026-06-18
   days on market $88,900 Active 105 DOM
4. 2026-06-17
   days on market $88,900 Active 104 DOM
5. 2026-06-16
   days on market $88,900 Active 103 DOM
6. 2026-06-15
   days on market $88,900 Active 102 DOM
7. 2026-06-13
   days on market $88,900 Active 100 DOM
8. 2026-06-12
   days on market $88,900 Active 99 DOM
9. 2026-06-09
   days on market $88,900 Active 96 DOM
10. 2026-06-08
    days on market $88,900 Active 95 DOM
11. 2026-06-07
    days on market $88,900 Active 94 DOM
12. 2026-06-05
    days on market $88,900 Active 92 DOM
13. 2026-06-04
    days on market $88,900 Active 90 DOM
14. 2026-06-02
    days on market $88,900 Active 89 DOM
15. 2026-06-01
    days on market $88,900 Active 88 DOM
16. 2026-05-31
    days on market $88,900 Active 87 DOM
17. 2026-03-03
    listed $88,900 Active
18. 2011-12-07
    soldstatus

ⓘ 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: $615 · $51/mo
• Projected year-2 tax: $871 · $73/mo
• Expected delta: +$257/yr (+$21/mo · 41.7%)

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

Taxation est. · year 1

• Rental income: $14,332
• − Mortgage interest: −$4,980
• − Property taxes: −$615
• − Insurance: −$444
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$2,586
• Taxable income: $3,414
• Est. tax owed @ 24.0%: −$819
• After-tax cash flow: $3,849/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: North Star 10
• NCES district ID: 3800390
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 35% ▼ -25.00%
• Median HH income: $50,163
• Composite: 34.97/100
• National rank: #9959
• State rank: #113 of 169 in ND

Livability — Cando

• Score: 70/100
• State rank: #90
• US rank: #8005

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cando, ND
• Population (ZIP): 1,354

Population outlook (Towner County) Hauer SSP2

• Today (2025): 2,328 people
• By 2030: 2,390 · +2.7%
• By 2040: 2,588 · +11.2%
• By 2050: 2,861 · +22.9%
• By 2075: 4,024 · +72.9%
• By 2100: 4,838 · +107.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Native American 9% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 24% Scottish 6% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Towner

• 2024 margin: Solid R (+45.7) · D 26.0% · R 71.7% · Other 2.2%
• 2008→2024 swing: -52.8pp toward R · 2008: 7.1pp · 2024: -45.7pp
• All cycles: 2024: R+45.7 2020: R+43.7 2016: R+37.6 2012: R+9.3 2008: D+7.1

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

2 events — show timeline

• 2026-03-03 Listed $88,900 GFAAR
• 2011-12-07 Sold (Public Records) — Public Records

Property tax history

-2.3%/yr

Latest (2024): $615 · -40.2% YoY. Source: county tax records.