603 3rd Ave N · Hettinger, ND 58639

$135,000

3 bd · 2.0 ba · 2,276 sqft · Other · 18 Days on market

Built 1961 10,000 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 +17.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Appreciation +5.0/10.0
• 1% rule +4.1/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Generac generator
• Spacious backyard
• Updated windows

Tags

• UPDATED WINDOWS
• SPACIOUS BACKYARD
• GENERAC GENERATOR
• VIVINT SECURITY SYSTEM
• ALL APPLIANCES INCLUDED
• AMPLE STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/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 $123k (8.8% below list).
• Recommended offer: $123k (8.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#94 in ND) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: employment D+, health & safety D+, amenities F.
• Hettinger 13 (rural): math 30% / reading 45% proficiency, ranked #118 of 169 in ND (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 21 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($933 loan paydown + $4k appreciation (3.0% local appreciation)).
• Adams County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, 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 18 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $123,145 (8.8% below list)

Questions for the listing agent

1. Built in 1961 — 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: 0.91% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.92%
• DSCR: 1.13
• GRM: 9.1

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: 10.2%
• Equity multiple: 1.59×
• Total profit: $22,113
• Equity at exit: $60,702

10-year hold

• IRR: 12.5%
• Equity multiple: 2.87×
• Total profit: $70,506
• Equity at exit: $93,549

Cash invested: $37,800 (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 58639

• Active inventory: 21
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$117 /mo · $1,399/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $92

Break-even live

Break-even rent $1,115

Max offer price $135,000

Occupancy floor 88%

Sensitivity live

Price	-10% $168	-5% $130	+0% $92	+5% $54	+10% $16
Rent	-10% $-5	-5% $43	+0% $92	+5% $141	+10% $189
Rate	-1.0pp $160	-0.5pp $126	base $92	+0.5pp $57	+1.0pp $22

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-15
   status Pending
2. 2026-03-29
   status Active
3. 2026-03-26
   listed $135,000 Active
4. 2017-10-30
   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: $1,399 · $117/mo
• Projected year-2 tax: $1,399 · $117/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $14,777
• − Mortgage interest: −$7,562
• − Property taxes: −$1,399
• − Insurance: −$675
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$3,927
• Taxable loss: −$1,150
• Est. tax savings @ 24.0%: +$276
• After-tax cash flow: $1,381/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: Hettinger 13
• NCES district ID: 3809410
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $46,531
• Composite: 34.59/100
• National rank: #10096
• State rank: #118 of 169 in ND

Livability — Hettinger

• Score: 69/100
• State rank: #94
• US rank: #8171

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hettinger, ND
• Population (ZIP): 1,715

Population outlook (Adams County) Hauer SSP2

• Today (2025): 2,371 people
• By 2030: 2,359 · -0.5%
• By 2040: 2,320 · -2.2%
• By 2050: 2,278 · -3.9%
• By 2075: 2,328 · -1.8%
• By 2100: 2,230 · -5.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 10% Hispanic / Latino 6% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 19% Romanian 3% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+62.7) · D 18.1% · R 80.8% · Other 1.2%
• 2008→2024 swing: -35.0pp toward R · 2008: -27.8pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+57.0 2016: R+57.0 2012: R+45.9 2008: R+27.8

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

4 events — show timeline

• 2026-04-15 Pending — Badlands BOR MLS
• 2026-03-29 Relisted — Badlands BOR MLS
• 2026-03-26 Listed $135,000 Badlands BOR MLS
• 2017-10-30 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,399 · -1.0% YoY. Source: county tax records.