101 Mary St N · Streeter, ND 58483

$20,000

4 bd · 1.0 ba · 1,572 sqft · Other · 117 Days on market

Built 1915 0.32 ac lot ↓ 58% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This Home has 4 large Bedrooms, Big Living Room, and a Very nice Kitchen. Updated Roof and a big yard. Located in the Hunter's Paradise this is a must see. Home selling in as is condition.

Key facts

• 0.32 acre lot
• Built 1915
• Listed 117 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single-family residence; Two stories; Lap siding exterior
• Construction: Built with lap siding; Asphalt roof; Concrete perimeter and stone foundation
• Exterior features: Patio; Corner lot; Rectangular lot; Public maintained road frontage on a city street

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heat (propane); Ceiling fans; Wall/window air conditioning units
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $20k.

Deal economics

• At list price, monthly cash flow is $862 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $18k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#207 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: crime D+, schools F, amenities F.
• Gackle-Streeter 56 (rural): math 20% / reading 50% proficiency, ranked #133 of 169 in ND (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 19 units permitted in Stutsman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $738 of equity ($138 loan paydown + $600 appreciation (3.0% local appreciation)).
• Stutsman County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $19k (49%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $18,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 6.45% ✓
• Cap rate: 58.01%
• Cash-on-cash: 184.71%
• DSCR: 9.22
• GRM: 1.3

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: —
• Equity multiple: 11.24×
• Total profit: $57,340
• Equity at exit: $8,993

10-year hold

• IRR: —
• Equity multiple: 23.72×
• Total profit: $127,231
• Equity at exit: $13,859

Cash invested: $5,600 (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 58483

• Active inventory: 5
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$44 /mo · $529/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $862

Break-even live

Break-even rent $199

Max offer price $20,000

Occupancy floor 28%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-03
   status $20,000 Pending 117 DOM
2. 2026-06-02
   days on market $20,000 Active 117 DOM
3. 2026-06-01
   days on market $20,000 Active 116 DOM
4. 2026-05-31
   days on market $20,000 Active 115 DOM
5. 2026-05-31
   days on market $20,000 Active 114 DOM
6. 2026-05-17
   price $22,000
7. 2026-04-15
   status Active
8. 2026-04-06
   historical Active Under Contract
9. 2026-03-09
   status Pending
10. 2026-02-18
    price $27,000
11. 2026-01-16
    price $34,000
12. 2026-01-08
    listed $39,000 Active
13. 2024-04-08
    soldstatus $45,000
14. 2024-04-03
    soldstatus Closed 189-char remark

    Show marketing remark (189 chars)

    This Home has 4 large Bedrooms, Big Living Room, and a Very nice Kitchen. Updated Roof and a big yard. Located in the Hunter's Paradise this is a must see. Home selling in as is condition.

15. 2024-03-18
    historical Active Under Contract 189-char remark

    Show marketing remark (189 chars)

    This Home has 4 large Bedrooms, Big Living Room, and a Very nice Kitchen. Updated Roof and a big yard. Located in the Hunter's Paradise this is a must see. Home selling in as is condition.

16. 2023-10-13
    listed $52,000 Active 189-char remark

    Show marketing remark (189 chars)

    This Home has 4 large Bedrooms, Big Living Room, and a Very nice Kitchen. Updated Roof and a big yard. Located in the Hunter's Paradise this is a must see. Home selling in as is condition.

ⓘ 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: $529 · $44/mo
• Projected year-2 tax: $529 · $44/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low 7 d/yr ≥95°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,483
• − Mortgage interest: −$1,120
• − Property taxes: −$529
• − Insurance: −$100
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$582
• Taxable income: $10,674
• Est. tax owed @ 24.0%: −$2,562
• After-tax cash flow: $7,782/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: Gackle-Streeter 56
• NCES district ID: 3800043
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $45,655
• Composite: 32.51/100
• National rank: #10834
• State rank: #133 of 169 in ND

Livability — Streeter

• Score: 64/100
• State rank: #207
• US rank: #14350

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Streeter, ND
• Population (ZIP): 338

Population outlook (Stutsman County) Hauer SSP2

• Today (2025): 21,104 people
• By 2030: 21,292 · +0.9%
• By 2040: 21,485 · +1.8%
• By 2050: 21,960 · +4.1%
• By 2075: 25,753 · +22.0%
• By 2100: 29,779 · +41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Scotch-Irish 23% Portuguese 4% Norwegian 3%
• Foreign-born: 7% · Canada
• Languages at home: 83% English-only · German/W. Germanic 11% Spanish 6%

Political lean MEDSL · Stutsman

• 2024 margin: Solid R (+44.6) · D 26.7% · R 71.3% · Other 1.9%
• 2008→2024 swing: -29.9pp toward R · 2008: -14.7pp · 2024: -44.6pp
• All cycles: 2024: R+44.6 2020: R+43.4 2016: R+42.5 2012: R+22.1 2008: R+14.7

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

-57.7% since first listed

11 events — show timeline

• 2026-05-17 Price Changed $22,000 GNMLS
• 2026-04-15 Relisted — GNMLS
• 2026-04-06 Contingent — GNMLS
• 2026-03-09 Pending — GNMLS
• 2026-02-18 Price Changed $27,000 GNMLS
• 2026-01-16 Price Changed $34,000 GNMLS
• 2026-01-08 Listed $39,000 GNMLS
• 2024-04-08 Sold (Public Records) $45,000 Public Records
• 2024-04-03 Sold (MLS) — GNMLS
• 2024-03-18 Contingent — GNMLS
• 2023-10-13 Listed $52,000 GNMLS

Property tax history

+12.1%/yr

Latest (2025): $529 · +55.7% YoY. Source: county tax records.