34 6th Ave NE · Lidgerwood, ND 58053

$51,375

3 bd · 2.0 ba · 962 sqft · SingleFamily public records · 292 Days on market

Built 1929 9,888 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 9,888 sq ft lot
• Garage
• Built 1929

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: City water; City sewer; Electric fuel
• Home design: Residential property; One and one-half stories; Block foundation
• Construction: 304 sq ft garage (detached/attached not specified)
• Exterior features: Corner lot

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms
• Bathrooms: 2 three-quarter bathrooms
• Heating & cooling: Forced air heating; Window unit(s) for cooling
• Interior features: Refrigerator included; Unfinished basement with storage space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $51k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($949 rent vs $51k).
• Recommended offer: $45k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#250 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D+, crime D, employment D.
• Lidgerwood 28 (rural): math 35% / reading 40% proficiency, ranked #123 of 169 in ND (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lidgerwood Elementary School (math 44% / reading 34%, grade F, #137 of 236 statewide, top 63%, 99 students, 36% FRL); Lidgerwood High School (math 30% / reading 50%, grade F, #51 of 144 statewide, top 38%, 85 students, 36% FRL).
• Market conditions: 2 active listings in the ZIP; 38 units permitted in Richland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($355 loan paydown + $827 appreciation (1.6% local appreciation)).
• Richland County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 292 days — a 12% lower offer ($45k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,210 (12.0% below list)

Questions for the listing agent

1. It's been on market 292 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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 D-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.85% ✓
• Cap rate: 16.37%
• Cash-on-cash: 35.98%
• DSCR: 2.60
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.4%
• Equity multiple: 3.08×
• Total profit: $29,975
• Equity at exit: $19,188

10-year hold

• IRR: 40.8%
• Equity multiple: 6.08×
• Total profit: $73,049
• Equity at exit: $26,827

Cash invested: $14,385 (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 58053

• Home prices YoY: 1.4%
• Active inventory: 2
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $949 medium
• Mortgage (P&I): −$269
• Tax from tax record: −$28 /mo · $330/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $431

Break-even live

Break-even rent $403

Max offer price $51,375

Occupancy floor 50%

Sensitivity live

Price	-10% $460	-5% $446	+0% $431	+5% $417	+10% $402
Rent	-10% $356	-5% $394	+0% $431	+5% $469	+10% $506
Rate	-1.0pp $457	-0.5pp $444	base $431	+0.5pp $418	+1.0pp $404

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: $12,844
• Closing costs: $1,541
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $51,375 Active 292 DOM
2. 2026-06-21
   days on market $51,375 Active 291 DOM
3. 2026-06-18
   days on market $51,375 Active 289 DOM
4. 2026-06-17
   days on market $51,375 Active 288 DOM
5. 2026-06-16
   days on market $51,375 Active 287 DOM
6. 2026-06-15
   days on market $51,375 Active 286 DOM
7. 2026-06-13
   days on market $51,375 Active 284 DOM
8. 2026-06-12
   days on market $51,375 Active 283 DOM
9. 2026-06-09
   days on market $51,375 Active 280 DOM
10. 2026-06-08
    days on market $51,375 Active 279 DOM
11. 2026-06-07
    days on market $51,375 Active 278 DOM
12. 2026-06-05
    days on market $51,375 Active 276 DOM
13. 2026-06-04
    days on market $51,375 Active 274 DOM
14. 2026-06-02
    days on market $51,375 Active 273 DOM
15. 2026-06-01
    days on market $51,375 Active 272 DOM
16. 2026-05-31
    days on market $51,375 Active 271 DOM
17. 2025-09-02
    listed $51,375 Active

ⓘ 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: $330 · $28/mo
• Projected year-2 tax: $503 · $42/mo
• Expected delta: +$173/yr (+$14/mo · 52.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,388
• − Mortgage interest: −$2,878
• − Property taxes: −$330
• − Insurance: −$257
• − Repairs & maintenance: −$911
• − Management: −$911
• − Depreciation: −$1,495
• Taxable income: $4,606
• Est. tax owed @ 24.0%: −$1,105
• After-tax cash flow: $4,071/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: Lidgerwood 28
• NCES district ID: 3811140
• Math proficiency: 35% ▼ -15.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $43,305
• Composite: 34.3/100
• National rank: #10222
• State rank: #123 of 169 in ND

Livability — Lidgerwood

• Score: 61/100
• State rank: #250
• US rank: #17521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lidgerwood, ND
• Population (ZIP): 1,333

Population outlook (Richland County) Hauer SSP2

• Today (2025): 16,847 people
• By 2030: 17,137 · +1.7%
• By 2040: 17,673 · +4.9%
• By 2050: 18,382 · +9.1%
• By 2075: 22,912 · +36.0%
• By 2100: 28,612 · +69.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 17% Romanian 4% Iranian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Richland

• 2024 margin: Solid R (+37.9) · D 30.2% · R 68.0% · Other 1.8%
• 2008→2024 swing: -32.7pp toward R · 2008: -5.1pp · 2024: -37.9pp
• All cycles: 2024: R+37.9 2020: R+32.8 2016: R+36.1 2012: R+13.6 2008: R+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.61%
• Current HPI: 117.1087
• 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

1 event — show timeline

• 2025-09-02 Listed $51,375 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+12.8%/yr

Latest (2025): $330 · -40.9% YoY. Source: county tax records.