8 1st Ave E · Regent, ND 58650

$145,000

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 459 Days on market

Built 1965

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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 +8.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.7/10.0

Key facts

• Roof
• Water heater
• Finished basement

Tags

• FINISHED BASEMENT
• NEWER PLUMBING
• WATER HEATER
• FURNACE
• CARPET
• ROOF

Property features AI

Exterior

• Parking: Detached or attached garage with 1 garage space
• Utilities: Public sewer
• Home design: Single-family residence; Residential property; Located on 1st Ave E, facing direction not specified
• Construction: Has a finished basement
• Exterior features: Lot dimensions approximately 50 x 140 (two parcels listed as 50 x 140 and 50 x 140)

Interior

• Kitchen: Dishwasher; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Window coverings; Finished concrete basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-125 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (33.1% below list).
• Recommended offer: $97k (33.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#274 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools D+, health & safety D+, amenities F.
• Mott-Regent 1 (rural): math 30% / reading 40% proficiency, ranked #132 of 169 in ND (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Hettinger County population projected at +68% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 459 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $22k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $4k; list at $145k implies a 3178% gain — meaningful room to come down on a strong offer.

Recommended offer $97,028 (33.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 459 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.71%
• DSCR: 0.84
• GRM: 12.5

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: 4.0%
• Equity multiple: 1.23×
• Total profit: $9,425
• Equity at exit: $65,198

10-year hold

• IRR: 7.3%
• Equity multiple: 2.10×
• Total profit: $44,700
• Equity at exit: $100,478

Cash invested: $40,600 (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 58650

• Active inventory: 5
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $970 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$71 /mo · $854/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $-125

Break-even live

Break-even rent $1,129

Max offer price $122,842

Occupancy floor —

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $145,000 Active 459 DOM
2. 2026-06-17
   days on market $145,000 Active 458 DOM
3. 2026-06-16
   days on market $145,000 Active 457 DOM
4. 2026-06-15
   days on market $145,000 Active 456 DOM
5. 2026-06-13
   days on market $145,000 Active 454 DOM
6. 2026-06-12
   days on market $145,000 Active 453 DOM
7. 2026-06-09
   days on market $145,000 Active 450 DOM
8. 2026-06-08
   days on market $145,000 Active 449 DOM
9. 2026-06-07
   days on market $145,000 Active 448 DOM
10. 2026-06-05
    days on market $145,000 Active 446 DOM
11. 2026-06-04
    days on market $145,000 Active 444 DOM
12. 2026-06-02
    days on market $145,000 Active 443 DOM
13. 2026-06-01
    days on market $145,000 Active 442 DOM
14. 2026-05-31
    days on market $145,000 Active 441 DOM
15. 2026-03-24
    status Active
16. 2026-02-19
    historical Active Under Contract
17. 2026-02-18
    status Active
18. 2025-12-31
    historical Active Under Contract
19. 2025-11-10
    price $145,000
20. 2025-05-12
    price $150,000
21. 2025-04-30
    price $150,000
22. 2025-03-24
    price $155,000
23. 2025-03-17
    listed $167,000 Active
24. 2023-11-04
    price $149,000
25. 2023-11-04
    price $149,000
26. 2023-03-27
    listed $156,000 Active
27. 2018-11-26
    soldstatus $4,424
28. 2010-10-01
    soldstatus $25,000

ⓘ 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: $854 · $71/mo
• Projected year-2 tax: $1,421 · $118/mo
• Expected delta: +$567/yr (+$47/mo · 66.5%)

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

Taxation est. · year 1

• Rental income: $11,643
• − Mortgage interest: −$8,122
• − Property taxes: −$854
• − Insurance: −$725
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$4,218
• Taxable loss: −$4,139
• Est. tax savings @ 24.0%: +$993
• After-tax cash flow: $-512/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: Mott-Regent 1
• NCES district ID: 3800046
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $47,167
• Composite: 32.69/100
• National rank: #10788
• State rank: #132 of 169 in ND

Livability — Regent

• Score: 60/100
• State rank: #274
• US rank: #19567

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Regent, ND
• Population (ZIP): 496

Population outlook (Hettinger County) Hauer SSP2

• Today (2025): 3,198 people
• By 2030: 3,515 · +9.9%
• By 2040: 4,334 · +35.5%
• By 2050: 5,386 · +68.4%
• By 2075: 8,765 · +174.1%
• By 2100: 11,627 · +263.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Asian 2%
• Common ancestry: Portuguese 18% Scotch-Irish 15% Scottish 1%
• Foreign-born: 2%

Political lean MEDSL · Hettinger

• 2024 margin: Solid R (+69.3) · D 14.8% · R 84.2% · Other 1.0%
• 2008→2024 swing: -33.2pp toward R · 2008: -36.1pp · 2024: -69.3pp
• All cycles: 2024: R+69.3 2020: R+68.2 2016: R+68.5 2012: R+50.7 2008: R+36.1

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

+480.0% since first listed

14 events — show timeline

• 2026-03-24 Relisted — Badlands BOR MLS
• 2026-02-19 Contingent — Badlands BOR MLS
• 2026-02-18 Relisted — Badlands BOR MLS
• 2025-12-31 Contingent — Badlands BOR MLS
• 2025-11-10 Price Changed $145,000 Badlands BOR MLS
• 2025-05-12 Price Changed $150,000 GNMLS
• 2025-04-30 Price Changed $150,000 Badlands BOR MLS
• 2025-03-24 Price Changed $155,000 Badlands BOR MLS
• 2025-03-17 Listed $167,000 Badlands BOR MLS
• 2023-11-04 Price Changed $149,000 Badlands BOR MLS
• 2023-11-04 Price Changed $149,000 GNMLS
• 2023-03-27 Listed $156,000 Badlands BOR MLS
• 2018-11-26 Sold (Public Records) $4,424 Public Records
• 2010-10-01 Sold (Public Records) $25,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $854 · +3.2% YoY. Source: county tax records.