106 Minnesota Ave E · Flaxton, ND 58737

$130,000

3 bd · 2.0 ba · 1,548 sqft · SingleFamily public records · 86 Days on market

Built 1900 0.64 ac 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 +17.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks MLS

Calling all investors!! Owners started renovations on this beautiful church, now it's your turn to finish this dream home! Renovations included reinsulating the walls and ceilings, new propane furnace, and new windows. Master bedroom and ensuite bathroom located on the main floor, as well as a large open living room. Lots of charm still exists in this old church, time to make it your own! Home is sold 'AS IS'.

Key facts

• Cathedral ceilings
• Castle-style tower
• Raised platform

Tags

• CATHEDRAL CEILINGS
• HARDWOOD CHOIR STANDS
• RAISED PLATFORM
• EXCEPTIONAL ACOUSTICS
• CASTLE-STYLE TOWER
• BELL TOWER OBSERVATORY

Property features AI

Finance

• Other: Zoning: R1

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Single-story
• Construction: Below-grade finished area (basement) present
• Exterior features: Shed(s); Partially finished basement

Interior

• Kitchen: Dishwasher; Microwave; Range/Oven; Refrigerator
• Heating & cooling: Propane heating; Window air conditioning units
• Interior features: Dishwasher; Dryer; Microwave; Range/Oven; Refrigerator; Washer; Fireplace (1)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $91 ($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 $112k (14.0% below list).
• Recommended offer: $112k (14.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 45/100 on livability (#361 in ND) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety D, schools F, amenities F.
• Burke Central 36 (rural): math 40% / reading 40% proficiency, ranked #96 of 169 in ND (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 3 units permitted in Burke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($899 loan paydown + $4k appreciation (3.0% local appreciation)).
• Burke County population projected at +80% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,853 (14.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.99%
• DSCR: 1.13
• GRM: 9.7

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: 10.3%
• Equity multiple: 1.59×
• Total profit: $21,383
• Equity at exit: $58,454

10-year hold

• IRR: 12.6%
• Equity multiple: 2.87×
• Total profit: $67,989
• Equity at exit: $90,084

Cash invested: $36,400 (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 58737

• Active inventory: 2
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,119 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$57 /mo · $686/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $91

Break-even live

Break-even rent $1,004

Max offer price $130,000

Occupancy floor 87%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $130,000 Active 86 DOM
2. 2026-06-17
   days on market $130,000 Active 85 DOM
3. 2026-06-16
   days on market $130,000 Active 84 DOM
4. 2026-06-15
   days on market $130,000 Active 83 DOM
5. 2026-06-13
   days on market $130,000 Active 81 DOM
6. 2026-06-12
   days on market $130,000 Active 80 DOM
7. 2026-06-09
   days on market $130,000 Active 77 DOM
8. 2026-06-08
   days on market $130,000 Active 76 DOM
9. 2026-06-07
   days on market $130,000 Active 75 DOM
10. 2026-06-05
    days on market $130,000 Active 73 DOM
11. 2026-06-04
    days on market $130,000 Active 71 DOM
12. 2026-06-02
    days on market $130,000 Active 70 DOM
13. 2026-06-01
    days on market $130,000 Active 69 DOM
14. 2026-05-31
    days on market $130,000 Active 68 DOM
15. 2026-03-24
    listed $130,000 Active
16. 2021-11-24
    soldstatus 413-char remark

    Show marketing remark (413 chars)

    Calling all investors!! Owners started renovations on this beautiful church, now it's your turn to finish this dream home! Renovations included reinsulating the walls and ceilings, new propane furnace, and new windows. Master bedroom and ensuite bathroom located on the main floor, as well as a large open living room. Lots of charm still exists in this old church, time to make it your own! Home is sold 'AS IS'.

17. 2021-08-28
    listed $50,000 413-char remark

    Show marketing remark (413 chars)

    Calling all investors!! Owners started renovations on this beautiful church, now it's your turn to finish this dream home! Renovations included reinsulating the walls and ceilings, new propane furnace, and new windows. Master bedroom and ensuite bathroom located on the main floor, as well as a large open living room. Lots of charm still exists in this old church, time to make it your own! Home is sold 'AS IS'.

18. 2011-06-16
    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: $686 · $57/mo
• Projected year-2 tax: $1,274 · $106/mo
• Expected delta: +$588/yr (+$49/mo · 85.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥92°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,422
• − Mortgage interest: −$7,282
• − Property taxes: −$686
• − Insurance: −$650
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$3,782
• Taxable loss: −$1,125
• Est. tax savings @ 24.0%: +$270
• After-tax cash flow: $1,357/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: Burke Central 36
• NCES district ID: 3803590
• Math proficiency: 40% ▲ 29.00%
• Reading proficiency: 40% ▲ 10.00%
• Median HH income: $54,249
• Composite: 37.33/100
• National rank: #8941
• State rank: #96 of 169 in ND

Livability — Flaxton

• Score: 45/100
• State rank: #361
• US rank: #26683

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flaxton, ND
• Population (ZIP): 148

Population outlook (Burke County) Hauer SSP2

• Today (2025): 3,017 people
• By 2030: 3,439 · +14.0%
• By 2040: 4,388 · +45.4%
• By 2050: 5,429 · +79.9%
• By 2075: 8,215 · +172.3%
• By 2100: 10,184 · +237.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Asian 1%
• Common ancestry: Portuguese 59% Iranian 1% Italian 1%
• Foreign-born: 7% · Canada

Political lean MEDSL · Burke

• 2024 margin: Solid R (+74.1) · D 12.4% · R 86.5% · Other 1.1%
• 2008→2024 swing: -36.6pp toward R · 2008: -37.5pp · 2024: -74.1pp
• All cycles: 2024: R+74.1 2020: R+74.2 2016: R+73.8 2012: R+52.8 2008: R+37.5

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

+160.0% since first listed

4 events — show timeline

• 2026-03-24 Listed $130,000 MMLS
• 2021-11-24 Sold (MLS) — MMLS
• 2021-08-28 Listed $50,000 MMLS
• 2011-06-16 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $686 · +6.0% YoY. Source: county tax records.