1305 Monte Dr · Mandan, ND 58554

$179,900

4 bd · 2.0 ba · 1,886 sqft · Other · 15 Days on market

Built 1953 7,199 sqft lot

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Why this score? — see what drove the C- 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 +18.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +5.2/10.0
• Rent growth +5.0/5.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently remodeled in a quiet location with a view! This ranch style home has over 1,900 sq ft finished with 4 bedrooms and 2 full baths. There are beautiful Oak hardwood floors through most of the main level. Interior was recently repainted with warm inviting colors. Kitchen has all new stainless appliances, flooring, counter tops, sink and faucet. Both bathrooms have been updated. The lower level has two bedrooms and a family room all with newer carpet. This level has another room with a window and ceramic tile floors which could be used as an office or computer room. The lower level laundry includes the washer and dryer. There is a newer breaker panel, newer water heater and newer forced air furnace. The east facing deck is great for summer enjoyment. The fenced back yard is spacious and has a small poly storage shed and mature trees. Near Lewis and Clark Grade School, Mandan High School, Mandan Jr High and Wal-Mart. With a driveway in place it may be possible to build a garage.

Key facts

• 7,199 sq ft lot
• Built 1953
• Listed 14 days

Property features AI

Exterior

• Parking: On-site parking; Private parking; Outside parking; On-street parking; Driveway
• Security: Smoke detectors; Security system
• Utilities: Public water; Public sewer; Natural gas available and connected; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; Two levels
• Construction: Wood siding; Built with asphalt roof
• Exterior features: Private yard; Porch; Fenced backyard; Asphalt roof; Rectangular lot; City street frontage; Publicly maintained asphalt road

Interior

• Kitchen: Dishwasher; Range; Disposal
• Flooring: Tile; Carpet; Hardwood; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Window treatments; Finished full basement; 11 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 2.7% in Mandan — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#76 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: crime C-, amenities F, commute F.
• Mandan 1 (suburban): math 35% / reading 38% proficiency, ranked #32 of 53 in ND (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mandan Middle School (math 36% / reading 40%, grade F, #21 of 35 statewide, top 59%, 928 students, 30% FRL); Mandan High School (math 18% / reading 42%, grade F, #90 of 144 statewide, top 66%, 1,138 students, 25% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: Rents rising fast (+14.0%/yr); 304 active listings in the ZIP; solid renter incomes; 94 units permitted in Morton County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Morton County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,201 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — 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. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.82×
• Total profit: $-9,221
• Equity at exit: $26,824

10-year hold

• IRR: 10.3%
• Equity multiple: 1.98×
• Total profit: $49,546
• Equity at exit: $15,554

Cash invested: $50,372 (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 58554

• Rents YoY: 14.0%
• Active inventory: 304
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,841 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$276 /mo · $3,317/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $159

Break-even live

Break-even rent $1,639

Max offer price $179,900

Occupancy floor 86%

Sensitivity live

Price	-10% $261	-5% $210	+0% $159	+5% $108	+10% $57
Rent	-10% $14	-5% $87	+0% $159	+5% $232	+10% $305
Rate	-1.0pp $250	-0.5pp $205	base $159	+0.5pp $113	+1.0pp $65

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $179,900 Active 15 DOM
2. 2026-06-18
   price $179,900 Active 14 DOM
3. 2026-06-18
   days on market $199,900 Active 14 DOM
4. 2026-06-17
   days on market $199,900 Active 13 DOM
5. 2026-06-16
   days on market $199,900 Active 12 DOM
6. 2026-06-15
   days on market $199,900 Active 11 DOM
7. 2026-06-14
   days on market $199,900 Active 9 DOM
8. 2026-06-13
   days on market $199,900 Active 8 DOM
9. 2026-06-10
   days on market $199,900 Active 6 DOM
10. 2026-06-09
    days on market $199,900 Active 5 DOM
11. 2026-06-08
    days on market $199,900 Active 4 DOM
12. 2026-06-07
    days on market $199,900 Active 3 DOM
13. 2026-06-05
    listed $199,900 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: $3,317 · $276/mo
• Projected year-2 tax: $3,317 · $276/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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,087
• − Mortgage interest: −$10,077
• − Property taxes: −$3,317
• − Insurance: −$900
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − Depreciation: −$5,233
• Taxable loss: −$974
• Est. tax savings @ 24.0%: +$234
• After-tax cash flow: $2,145/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: Mandan 1
• NCES district ID: 3811820
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $60,131
• Composite: 32.55/100
• National rank: #5692
• State rank: #32 of 53 in ND

Livability — Mandan

• Score: 70/100
• State rank: #76
• US rank: #7567

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mandan, ND
• County: Morton County · 29,479 people
• City population: 29,479
• Metro: Bismarck, ND
• Population (ZIP): 29,479
• Household income: $80,120
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 915.0

Population outlook (Morton County) Hauer SSP2

• Today (2025): 36,682 people
• By 2030: 39,967 · +9.0%
• By 2040: 46,921 · +27.9%
• By 2050: 54,157 · +47.6%
• By 2075: 73,661 · +100.8%
• By 2100: 89,885 · +145.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 5% Native American 4% Two or more races 4% Black 2%
• Common ancestry: Portuguese 14% Scotch-Irish 4% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Morton

• 2024 margin: Solid R (+53.8) · D 22.2% · R 75.9% · Other 1.9%
• 2008→2024 swing: -32.7pp toward R · 2008: -21.0pp · 2024: -53.8pp
• All cycles: 2024: R+53.8 2020: R+50.4 2016: R+53.0 2012: R+31.1 2008: R+21.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -161.81%
• Current HPI: 137.8984
• Rent YoY: ▲ 14.00%
• Metro: Bismarck, ND
• 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

+122.1% since first listed

12 events — show timeline

• 2026-06-04 Listed $199,900 GNMLS
• 2025-10-29 Price Changed $194,900 GNMLS
• 2025-10-21 Price Changed $199,900 GNMLS
• 2025-10-01 Price Changed $204,900 GNMLS
• 2025-09-19 Price Changed $209,900 GNMLS
• 2015-08-04 Sold (Public Records) $173,000 Public Records
• 2015-07-29 Sold (MLS) — GNMLS
• 2015-05-29 Listed $169,900 GNMLS
• 2014-06-09 Sold (Public Records) $164,900 Public Records
• 2014-06-06 Sold (MLS) — GNMLS
• 2013-11-25 Listed $164,900 GNMLS
• 2008-05-19 Sold (Public Records) $90,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $3,317 · -2.2% YoY. Source: county tax records.