211 9th Ave NE · Mandan, ND 58554

$112,000

1 bd · 1.0 ba · 786 sqft · Other · 6 Days on market

Built 1934 3,498 sqft 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 +12.3/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home ownership at an affordable price is what you will have in this nicely updated starter home. Good sized lower level non-conforming bedroom with appeasing character that is ready to move into. Upstairs you will enjoy the kitchen, DR, full bathroom and Living Room with sought after ship-lap walls. Outside, the backyard has newer fully fenced in private yard space which makes it easy to relax, garden or build a garage to your liking. The existing 8x10 shed on concrete slab has plenty of extra storage. Alley access is a bonus. Don't hesitate to check this one out. Call your favorite Realtor for a showing. Agent related to seller.

Key facts

• 3,498 sq ft lot
• Built 1934
• Listed 6 days

Property features AI

Exterior

• Parking: Driveway access
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Sewer connected; Water connected
• Home design: Single-family residence; One level with multi/split configuration; Masonite exterior
• Construction: Masonite construction
• Exterior features: Fenced yard with wood privacy fencing in the back; Shingle roof; Irregular, level lot approximately 0.08 acres (25 x 140); Alley access; Concrete driveway

Interior

• Kitchen: Range; Refrigerator; Microwave; Dishwasher not listed
• Bedrooms: 7 total rooms (bedroom count not specified)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating (electric); Wall/window cooling units
• Interior features: Window treatments; Finished basement; Smoke detector(s); Satellite dish; Shed(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $112k.

Deal economics

• At list price, monthly cash flow is $-21 ($-253/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (14.9% below list).
• Recommended offer: $95k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Custer Elementary School (math 24% / reading 34%, grade F, #185 of 236 statewide, top 84%, 133 students, 67% FRL); 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).
• Market conditions: Rents rising fast (+14.0%/yr); 306 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 94 units permitted in Morton County in 2024 (5 in 5+ unit buildings).
• This rent is only 14% of the median local income ($80k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $774 of loan paydown is wiped out by about $3k 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $92k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,306 (14.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.85% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.81%
• DSCR: 0.96
• GRM: 9.8

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: -12.2%
• Equity multiple: 0.54×
• Total profit: $-14,441
• Equity at exit: $16,700

10-year hold

• IRR: 3.1%
• Equity multiple: 1.28×
• Total profit: $8,678
• Equity at exit: $9,684

Cash invested: $31,360 (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: 306
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $953 high
• Mortgage (P&I): −$587
• Tax est. 1.5%: −$140 /mo · $1,680/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $-21

Break-even live

Break-even rent $980

Max offer price $108,948

Occupancy floor 97%

Sensitivity live

Price	-10% $56	-5% $18	+0% $-21	+5% $-60	+10% $-98
Rent	-10% $-96	-5% $-59	+0% $-21	+5% $17	+10% $54
Rate	-1.0pp $35	-0.5pp $7	base $-21	+0.5pp $-50	+1.0pp $-80

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 1st St NW Mandan, ND	1.0–2.0	1.0	887	$925	$1.04	22d	11	0.56mi
112 2nd Ave NW Mandan, ND	1.0	1.0	776	$900	$1.16	22d	1	0.67mi
1504 Shannon Dr NE Mandan, ND	2.0	1.0	1000	$1,000	$1.00	22d	1	0.73mi
611 9th Ave SW Mandan, ND	2.0	1.0	942	$1,125	$1.19	22d	1	1.42mi
708 Boundary Street Northwestand Mandan, ND	2.0	1.0	890	$950	$1.07	22d	1	1.49mi
1603 9th Ave NW Unit 2 Mandan, ND	2.0	1.0	900	$975	$1.08	22d	1	1.50mi

Listing history 10 events

1. 2026-05-06
   status Pending
2. 2026-04-30
   listed $112,000 Active
3. 2020-08-04
   soldstatus $92,000
4. 2020-08-03
   soldstatus 637-char remark

   Show marketing remark (637 chars)

   Home ownership at an affordable price is what you will have in this nicely updated starter home. Good sized lower level non-conforming bedroom with appeasing character that is ready to move into. Upstairs you will enjoy the kitchen, DR, full bathroom and Living Room with sought after ship-lap walls. Outside, the backyard has newer fully fenced in private yard space which makes it easy to relax, garden or build a garage to your liking. The existing 8x10 shed on concrete slab has plenty of extra storage. Alley access is a bonus. Don't hesitate to check this one out. Call your favorite Realtor for a showing. Agent related to seller.

5. 2020-03-30
   listed $114,900 637-char remark

   Show marketing remark (637 chars)

   Home ownership at an affordable price is what you will have in this nicely updated starter home. Good sized lower level non-conforming bedroom with appeasing character that is ready to move into. Upstairs you will enjoy the kitchen, DR, full bathroom and Living Room with sought after ship-lap walls. Outside, the backyard has newer fully fenced in private yard space which makes it easy to relax, garden or build a garage to your liking. The existing 8x10 shed on concrete slab has plenty of extra storage. Alley access is a bonus. Don't hesitate to check this one out. Call your favorite Realtor for a showing. Agent related to seller.

6. 2015-10-19
   soldstatus $79,000
7. 2015-10-16
   soldstatus 660-char remark

   Show marketing remark (660 chars)

   Great starter home at an affordable price, featuring newer windows, kitchen cabinets/countertops, and flooring throughout. It was just painted in 2011 and the plumbing and electrical have also been updated. This deep backyard with alley access has room to build a garage and includes an 8x10 custom built shed on a concrete slab that is sealed to keep your storage items safe from the harsh elements. You could live in this super-efficient home or buy it as an investment property to collect a nice rental income. 1 block east of Custer Elementary. So what are you waiting for? Make an appointment today to see this fantastic opportunity to own your own home!!

8. 2015-07-21
   listed $84,900 660-char remark

   Show marketing remark (660 chars)

   Great starter home at an affordable price, featuring newer windows, kitchen cabinets/countertops, and flooring throughout. It was just painted in 2011 and the plumbing and electrical have also been updated. This deep backyard with alley access has room to build a garage and includes an 8x10 custom built shed on a concrete slab that is sealed to keep your storage items safe from the harsh elements. You could live in this super-efficient home or buy it as an investment property to collect a nice rental income. 1 block east of Custer Elementary. So what are you waiting for? Make an appointment today to see this fantastic opportunity to own your own home!!

9. 2012-12-13
   soldstatus $65,000
10. 2010-06-16
    soldstatus $29,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥97°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: $11,437
• − Mortgage interest: −$6,274
• − Property taxes: −$1,680
• − Insurance: −$560
• − Repairs & maintenance: −$915
• − Management: −$915
• − Depreciation: −$3,258
• Taxable loss: −$2,165
• Est. tax savings @ 24.0%: +$520
• After-tax cash flow: $267/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

+286.2% since first listed

10 events — show timeline

• 2026-05-06 Pending — GNMLS
• 2026-04-30 Listed $112,000 GNMLS
• 2020-08-04 Sold (Public Records) $92,000 Public Records
• 2020-08-03 Sold (MLS) — GNMLS
• 2020-03-30 Listed $114,900 GNMLS
• 2015-10-19 Sold (Public Records) $79,000 Public Records
• 2015-10-16 Sold (MLS) — GNMLS
• 2015-07-21 Listed $84,900 GNMLS
• 2012-12-13 Sold (Public Records) $65,000 Public Records
• 2010-06-16 Sold (Public Records) $29,000 Public Records

Property tax history

-18.1%/yr

Latest (2025): $104 · -86.6% YoY. Source: county tax records.