520 Washington Ave · Hebron, ND 58638

$169,000

5 bd · 2.0 ba · 3,624 sqft · Other · 91 Days on market

Built 1933 9,750 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 +17.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Appreciation +5.0/10.0
• Schools +4.9/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Intricate brickwork
• 2 story brick home
• Newer plumbing

Tags

• 2 STORY BRICK HOME
• INTRICATE BRICKWORK
• LARGE ARCHED OPENINGS
• WELCOMING FRONT PORCH
• NEWER PLUMBING
• NEWER ELECTRICAL SYSTEMS

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public sewer
• Home design: Single family residence; Residential property
• Construction: Other foundation
• Exterior features: Lot approximately 0.22 acres (75 x 130); Zoned for residential low density

Interior

• Kitchen: Microwave; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Microwave; Range; Has basement (partial/other)

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath other listed at $169k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/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 $142k (15.7% below list).
• Recommended offer: $142k (15.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#86 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: crime C-, health & safety D+, amenities F.
• Hebron 13 (rural): math 55% / reading 55% proficiency, ranked #22 of 169 in ND (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 15 active listings in the ZIP; 94 units permitted in Morton County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $47k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $169k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,466 (15.7% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1933 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.84% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.47%
• DSCR: 1.15
• GRM: 9.9

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: 10.7%
• Equity multiple: 1.61×
• Total profit: $28,986
• Equity at exit: $75,990

10-year hold

• IRR: 12.9%
• Equity multiple: 2.92×
• Total profit: $90,877
• Equity at exit: $117,109

Cash invested: $47,320 (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 58638

• Active inventory: 15
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$32 /mo · $383/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $137

Break-even live

Break-even rent $1,251

Max offer price $169,000

Occupancy floor 85%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $169,000 Active 91 DOM
2. 2026-06-17
   days on market $169,000 Active 90 DOM
3. 2026-06-16
   days on market $169,000 Active 89 DOM
4. 2026-06-15
   days on market $169,000 Active 88 DOM
5. 2026-06-13
   days on market $169,000 Active 86 DOM
6. 2026-06-12
   days on market $169,000 Active 85 DOM
7. 2026-06-09
   days on market $169,000 Active 82 DOM
8. 2026-06-08
   days on market $169,000 Active 81 DOM
9. 2026-06-07
   days on market $169,000 Active 80 DOM
10. 2026-06-05
    days on market $169,000 Active 78 DOM
11. 2026-06-04
    days on market $169,000 Active 76 DOM
12. 2026-06-02
    days on market $169,000 Active 75 DOM
13. 2026-06-01
    days on market $169,000 Active 74 DOM
14. 2026-05-31
    days on market $169,000 Active 73 DOM
15. 2026-05-15
    price $169,000
16. 2026-03-18
    listed $179,000 Active
17. 2026-02-11
    status Active
18. 2025-11-15
    price $189,900
19. 2025-08-10
    listed $195,000 Active
20. 2019-06-20
    soldstatus $80,000
21. 2018-06-08
    soldstatus $90,000
22. 2009-06-26
    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: $383 · $32/mo
• Projected year-2 tax: $1,656 · $138/mo
• Expected delta: +$1,273/yr (+$106/mo · 331.9%)

ⓘ 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 ≥95°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,096
• − Mortgage interest: −$9,467
• − Property taxes: −$383
• − Insurance: −$845
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$4,916
• Taxable loss: −$1,251
• Est. tax savings @ 24.0%: +$300
• After-tax cash flow: $1,942/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: Hebron 13
• NCES district ID: 3809180
• Math proficiency: 55% ▬ 0.00%
• Reading proficiency: 55% ▬ 0.00%
• Median HH income: $51,358
• Composite: 48.87/100
• National rank: #4493
• State rank: #22 of 169 in ND

Livability — Hebron

• Score: 70/100
• State rank: #86
• US rank: #7926

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hebron, ND
• Population (ZIP): 949

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 (90%)
• Race & ethnicity: White 90% Two or more races 7% Native American 3% Hispanic / Latino 2%
• Common ancestry: Portuguese 19% Romanian 4% Scotch-Irish 4%
• Foreign-born: 0%

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: —
• 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

+87.8% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $169,000 Badlands BOR MLS
• 2026-03-18 Listed $179,000 Badlands BOR MLS
• 2026-02-11 Relisted — Badlands BOR MLS
• 2025-11-15 Price Changed $189,900 Badlands BOR MLS
• 2025-08-10 Listed $195,000 Badlands BOR MLS
• 2019-06-20 Sold (Public Records) $80,000 Public Records
• 2018-06-08 Sold (Public Records) $90,000 Public Records
• 2009-06-26 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $383 · -65.4% YoY. Source: county tax records.