213 South Prairie Ln · Mandan, ND 58554

$105,000

3 bd · 2.0 ba · 1,140 sqft · Other · 6 Days on market

Built 2026 Poor condition 4,770 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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Rent growth +5.0/5.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE RIGHT IN to this 3 bedroom, 2 bath home with sleek finishes, LVP flooring, and a wide open concept layout! The kitchen offers all major STAINLESS STEEL appliances and stylish, espresso-stained cabinetry. The spacious living room will fit the comfiest, oversized furniture. The neutral color palette, elevated ceilings with recessed lighting are modern, yet warm and welcoming. The primary bedroom will accommodate a king-sized bed and more. .. has a GENEROUS WALK-IN CLOSET and an en-suite full bath. The laundry is conveniently next to the primary bedroom. On the other end of the home are 2 bedrooms that share the main full bath. You'll appreciate the DOUBLE+ driveway, newer deck, mature shade trees and the location close to schools, parks, shopping and restaurants in south Mandan. Enjoy fishing or the walking path along the Heart River. .. right past your back yard! Lot rent is $575/mo and includes water, garbage and sewer. Call to view this home today!

Key facts

• Central heat
• Zero maintenance
• 4,770 sq ft lot

Tags

• GOURMET STAINLESS KITCHEN
• CENTRAL HEAT
• ZERO MAINTENANCE

Property features AI

Finance

• HOA & community: Located in Gateway Mobile Home Park

Exterior

• Parking: No parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home (single wide); Residential property; New construction
• Construction: Built as other construction materials; Above-grade finished area approximately 1,140
• Exterior features: No notable exterior features listed; Lot dimensions approximately 45 x 106

Interior

• Kitchen: Includes dishwasher, range, and refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Dishwasher; Range; Refrigerator; No basement

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $105k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 9.1% 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: 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) — zoned schools at 28% FRL track the district average.
• Market conditions: Rents rising fast (+14.0%/yr); 304 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $105,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.17% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.07%
• DSCR: 1.45
• GRM: 7.1

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: 4.3%
• Equity multiple: 1.18×
• Total profit: $5,216
• Equity at exit: $15,656

10-year hold

• IRR: 18.0%
• Equity multiple: 2.85×
• Total profit: $54,446
• Equity at exit: $9,078

Cash invested: $29,400 (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 58554

• Rents YoY: 14.0%
• Active inventory: 304
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $247

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 75%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 1st St NW Mandan, ND	1.0–2.0	1.0	887	$1,150	$1.30	21d	11	0.76mi
611 9th Ave SW Mandan, ND	2.0	1.0	942	$1,125	$1.19	21d	1	0.79mi
406 4th St NW Mandan, ND	3.0	1.5	1208	$1,200	$0.99	21d	1	1.00mi
1504 Shannon Dr NE Mandan, ND	2.0	1.0	1000	$1,000	$1.00	21d	1	1.49mi

Listing history 6 events

1. 2026-05-20
   listed $105,000 Active
2. 2025-11-14
   soldstatus Closed 969-char remark

   Show marketing remark (969 chars)

   MOVE RIGHT IN to this 3 bedroom, 2 bath home with sleek finishes, LVP flooring, and a wide open concept layout! The kitchen offers all major STAINLESS STEEL appliances and stylish, espresso-stained cabinetry. The spacious living room will fit the comfiest, oversized furniture. The neutral color palette, elevated ceilings with recessed lighting are modern, yet warm and welcoming. The primary bedroom will accommodate a king-sized bed and more. .. has a GENEROUS WALK-IN CLOSET and an en-suite full bath. The laundry is conveniently next to the primary bedroom. On the other end of the home are 2 bedrooms that share the main full bath. You'll appreciate the DOUBLE+ driveway, newer deck, mature shade trees and the location close to schools, parks, shopping and restaurants in south Mandan. Enjoy fishing or the walking path along the Heart River. .. right past your back yard! Lot rent is $575/mo and includes water, garbage and sewer. Call to view this home today!

3. 2025-11-07
   status Pending 969-char remark

   Show marketing remark (969 chars)

   MOVE RIGHT IN to this 3 bedroom, 2 bath home with sleek finishes, LVP flooring, and a wide open concept layout! The kitchen offers all major STAINLESS STEEL appliances and stylish, espresso-stained cabinetry. The spacious living room will fit the comfiest, oversized furniture. The neutral color palette, elevated ceilings with recessed lighting are modern, yet warm and welcoming. The primary bedroom will accommodate a king-sized bed and more. .. has a GENEROUS WALK-IN CLOSET and an en-suite full bath. The laundry is conveniently next to the primary bedroom. On the other end of the home are 2 bedrooms that share the main full bath. You'll appreciate the DOUBLE+ driveway, newer deck, mature shade trees and the location close to schools, parks, shopping and restaurants in south Mandan. Enjoy fishing or the walking path along the Heart River. .. right past your back yard! Lot rent is $575/mo and includes water, garbage and sewer. Call to view this home today!

4. 2025-10-01
   price $69,000 969-char remark

   Show marketing remark (969 chars)

   MOVE RIGHT IN to this 3 bedroom, 2 bath home with sleek finishes, LVP flooring, and a wide open concept layout! The kitchen offers all major STAINLESS STEEL appliances and stylish, espresso-stained cabinetry. The spacious living room will fit the comfiest, oversized furniture. The neutral color palette, elevated ceilings with recessed lighting are modern, yet warm and welcoming. The primary bedroom will accommodate a king-sized bed and more. .. has a GENEROUS WALK-IN CLOSET and an en-suite full bath. The laundry is conveniently next to the primary bedroom. On the other end of the home are 2 bedrooms that share the main full bath. You'll appreciate the DOUBLE+ driveway, newer deck, mature shade trees and the location close to schools, parks, shopping and restaurants in south Mandan. Enjoy fishing or the walking path along the Heart River. .. right past your back yard! Lot rent is $575/mo and includes water, garbage and sewer. Call to view this home today!

5. 2025-08-06
   price $72,900 969-char remark

   Show marketing remark (969 chars)

   MOVE RIGHT IN to this 3 bedroom, 2 bath home with sleek finishes, LVP flooring, and a wide open concept layout! The kitchen offers all major STAINLESS STEEL appliances and stylish, espresso-stained cabinetry. The spacious living room will fit the comfiest, oversized furniture. The neutral color palette, elevated ceilings with recessed lighting are modern, yet warm and welcoming. The primary bedroom will accommodate a king-sized bed and more. .. has a GENEROUS WALK-IN CLOSET and an en-suite full bath. The laundry is conveniently next to the primary bedroom. On the other end of the home are 2 bedrooms that share the main full bath. You'll appreciate the DOUBLE+ driveway, newer deck, mature shade trees and the location close to schools, parks, shopping and restaurants in south Mandan. Enjoy fishing or the walking path along the Heart River. .. right past your back yard! Lot rent is $575/mo and includes water, garbage and sewer. Call to view this home today!

6. 2025-07-18
   listed $75,900 Active 969-char remark

   Show marketing remark (969 chars)

   MOVE RIGHT IN to this 3 bedroom, 2 bath home with sleek finishes, LVP flooring, and a wide open concept layout! The kitchen offers all major STAINLESS STEEL appliances and stylish, espresso-stained cabinetry. The spacious living room will fit the comfiest, oversized furniture. The neutral color palette, elevated ceilings with recessed lighting are modern, yet warm and welcoming. The primary bedroom will accommodate a king-sized bed and more. .. has a GENEROUS WALK-IN CLOSET and an en-suite full bath. The laundry is conveniently next to the primary bedroom. On the other end of the home are 2 bedrooms that share the main full bath. You'll appreciate the DOUBLE+ driveway, newer deck, mature shade trees and the location close to schools, parks, shopping and restaurants in south Mandan. Enjoy fishing or the walking path along the Heart River. .. right past your back yard! Lot rent is $575/mo and includes water, garbage and sewer. Call to view this home today!

ⓘ 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 (shaded) · 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: $14,769
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$3,055
• Taxable income: $1,369
• Est. tax owed @ 24.0%: −$329
• After-tax cash flow: $2,631/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.

Condition & rehab AI · 3 photos

Poor 20/100 Extensive rehab

This home requires extensive renovations to bring it up to modern standards. The kitchen and bathroom are in poor condition and need major updates. The exterior siding and landscaping also need attention. Modernizing these areas will significantly increase its resale and rental value.

Repairs flagged

• Major kitchen cabinets — dated and in poor condition
• Major kitchen appliances — dated and in poor condition
• Major kitchen flooring — dated and in poor condition
• Major bathroom fixtures — dated and in poor condition
• Major bathroom vanity — dated and in poor condition
• Major exterior siding — appears worn
• Major interior walls/paint — paint appears faded
• Major HVAC/mechanicals — no visible damage, but cannot confirm condition
• Major landscaping — simple landscaping with a picket fence

Value-add opportunities

• Resale modern kitchen with stainless steel appliances and updated cabinetry — modern kitchen will attract more buyers
• Resale modern bathroom with updated fixtures and vanity — modern bathroom will attract more buyers
• Both new exterior siding and landscaping — new siding and landscaping will improve curb appeal and attract more renters
• Both new HVAC system — new HVAC system will improve comfort and energy efficiency
• Both paint interior walls — painting interior walls will improve appearance and attract more renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in poor condition	Major	$15,000–50,000
kitchen appliances · dated and in poor condition	Major	$15,000–50,000
kitchen flooring · dated and in poor condition	Major	$15,000–50,000
bathroom fixtures · dated and in poor condition	Major	$15,000–50,000
bathroom vanity · dated and in poor condition	Major	$15,000–50,000
exterior siding · appears worn	Major	$15,000–50,000
interior walls/paint · paint appears faded	Major	$15,000–50,000
HVAC/mechanicals · no visible damage, but cannot confirm condition	Major	$15,000–50,000
landscaping · simple landscaping with a picket fence	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Resale modern kitchen with stainless steel appliances and updated cabinetry — modern kitchen will attract more buyers ↑
• Resale modern bathroom with updated fixtures and vanity — modern bathroom will attract more buyers ↑
• Both new exterior siding and landscaping — new siding and landscaping will improve curb appeal and attract more renters ↑
• Both new HVAC system — new HVAC system will improve comfort and energy efficiency ↑
• Both paint interior walls — painting interior walls will improve appearance and attract more renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+38.3% since first listed

6 events — show timeline

• 2026-05-20 Listed $105,000 GNMLS
• 2025-11-14 Sold (MLS) — GNMLS
• 2025-11-07 Pending — GNMLS
• 2025-10-01 Price Changed $69,000 GNMLS
• 2025-08-06 Price Changed $72,900 GNMLS
• 2025-07-18 Listed $75,900 GNMLS