310 Central Ave S · Beach, ND 58621

$139,900

4 bd · 2.0 ba · 1,560 sqft · SingleFamily · 35 Days on market

Built 1910 Fair condition 7,050 sqft lot Est $151k · 8% under

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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 +21.7/30.0
• ARV discount +10.9/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Key facts

• En suite bathroom
• Attached garage
• Flex room

Tags

• PRIVATE PRIMARY SUITE
• EN SUITE BATHROOM
• FLEX ROOM
• ATTACHED GARAGE
• EAT-IN KITCHEN

Property features AI

Exterior

• Parking: One-car garage with garage door opener
• Utilities: Public sewer
• Home design: Single Family Residence; Residential property; Two-story
• Construction: Basement present (concrete, unfinished)
• Exterior features: Lot approximately 50 x 141; Zoned Residential High Density; Public sewer

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Has heating; No central cooling
• Interior features: Eat-in kitchen; Window coverings; Concrete unfinished basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#4 in ND, #2,032 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Beach 3 (rural): math 40% / reading 40% proficiency, ranked #107 of 169 in ND (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 21 active listings in the ZIP; 5 units permitted in Golden Valley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($967 loan paydown + $4k appreciation (3.0% local appreciation)).
• Golden Valley County population projected at +51% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, 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 35 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.57%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $151,320
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 3 Ave SW	0.26mi	3/2.5 (-1)	1,640 (+5%)	8mo	$177,000	$108	66
176 1st St NE	0.34mi	3/1.5 (-1)	1,488 (-5%)	7mo	$117,000	$79	64
555 1st Ave SW	0.18mi	3/2.0 (-1)	1,735 (+11%)	18mo	$169,000	$97	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 13.6%
• Equity multiple: 1.78×
• Total profit: $30,541
• Equity at exit: $62,905

10-year hold

• IRR: 15.5%
• Equity multiple: 3.29×
• Total profit: $89,625
• Equity at exit: $96,944

Cash invested: $39,172 (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 58621

• Active inventory: 21
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $215

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 81%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $139,900 Active 35 DOM
2. 2026-06-17
   days on market $139,900 Active 34 DOM
3. 2026-06-16
   days on market $139,900 Active 33 DOM
4. 2026-06-15
   days on market $139,900 Active 32 DOM
5. 2026-06-14
   days on market $139,900 Active 30 DOM
6. 2026-06-13
   days on market $139,900 Active 29 DOM
7. 2026-06-10
   days on market $139,900 Active 27 DOM
8. 2026-06-09
   days on market $139,900 Active 26 DOM
9. 2026-06-08
   days on market $139,900 Active 25 DOM
10. 2026-06-07
    days on market $139,900 Active 24 DOM
11. 2026-06-03
    days on market $139,900 Active 20 DOM
12. 2026-06-02
    days on market $139,900 Active 19 DOM
13. 2026-06-01
    days on market $139,900 Active 18 DOM
14. 2026-05-31
    days on market $139,900 Active 17 DOM
15. 2026-05-31
    days on market $139,900 Active 16 DOM
16. 2026-05-13
    listed $139,900 Active

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,945
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$4,070
• Taxable income: $369
• Est. tax owed @ 24.0%: −$89
• After-tax cash flow: $2,486/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 · 13 photos

Fair 45/100 Moderate rehab

This home requires significant exterior and interior repairs, including painting, siding repair, and flooring replacement. Upgrading these areas will significantly increase its value for resale or rental.

Repairs flagged

• Major Exterior paint — Peeling paint indicates significant damage
• Major Siding — Weathered siding suggests structural issues
• Major Interior walls — Peeling paint and visible wear
• Major Flooring — Worn carpet and flooring need replacement

Value-add opportunities

• Resale Painting and updating exterior siding — Fresh paint and siding will attract buyers
• Rental Flooring replacement — New flooring will make the home more appealing to renters
• Both Interior painting and updating walls — Fresh paint and updated walls will improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior paint · Peeling paint indicates significant damage	Major	$15,000–50,000
Siding · Weathered siding suggests structural issues	Major	$15,000–50,000
Interior walls · Peeling paint and visible wear	Major	$15,000–50,000
Flooring · Worn carpet and flooring need replacement	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Painting and updating exterior siding — Fresh paint and siding will attract buyers ↑
• Rental Flooring replacement — New flooring will make the home more appealing to renters ↑
• Both Interior painting and updating walls — Fresh paint and updated walls will improve both resale and rental value ↑

ⓘ 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: Beach 3
• NCES district ID: 3802380
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $38,333
• Composite: 35.81/100
• National rank: #9624
• State rank: #107 of 169 in ND

Livability — Beach

• Score: 79/100
• State rank: #4
• US rank: #2032

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beach, ND
• Population (ZIP): 1,203

Population outlook (Golden Valley County) Hauer SSP2

• Today (2025): 2,209 people
• By 2030: 2,428 · +9.9%
• By 2040: 2,878 · +30.3%
• By 2050: 3,342 · +51.3%
• By 2075: 4,620 · +109.1%
• By 2100: 5,663 · +156.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 11%
• Common ancestry: Portuguese 7% Romanian 7% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Golden Valley

• 2024 margin: Solid R (+73.7) · D 12.4% · R 86.1% · Other 1.5%
• 2008→2024 swing: -24.3pp toward R · 2008: -49.4pp · 2024: -73.7pp
• All cycles: 2024: R+73.7 2020: R+71.5 2016: R+73.7 2012: R+62.7 2008: R+49.4

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

1 event — show timeline

• 2026-05-13 Listed $139,900 Badlands BOR MLS