705 6th St · Langdon, ND 59249

$44,000

2 bd · 1.0 ba · 924 sqft · SingleFamily · 45 Days on market

Built 1940 3,525 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 +5.0/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Metal roof
• Heated garage
• 3,525 sq ft lot

Tags

• METAL ROOF
• HEATED GARAGE
• LOCATION ACROSS FROM LIBRARY
• QUICK WALK TO DOWNTOWN

Property features AI

Exterior

• Parking: Attached garage with garage door opener (1 garage space)
• Utilities: Public water; Natural gas available
• Home design: Single-family residence; One level
• Construction: Metal siding; Block foundation
• Exterior features: Irregular-shaped lot; Lot area approximately 3,525 square feet

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Cooling present
• Interior features: Total of 6 rooms; Crawl space basement; Window treatments

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $43k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#42 in ND) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Langdon Area 23 (rural): math 38% / reading 51% proficiency, ranked #83 of 169 in ND (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Langdon Area Elementary School (math 52% / reading 57%, grade C, #39 of 236 statewide, top 21%, 239 students, 23% FRL); Langdon Area High School (math 27% / reading 47%, grade F, #71 of 144 statewide, top 52%, 176 students, 19% FRL) — zoned schools at 21% FRL track the district average.
• Market conditions: 1 active listings in the ZIP; 2 units permitted in Cavalier County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($304 loan paydown + $1k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago 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.
• Current owner paid $13k; list at $44k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $42,680 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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: 2.55% ✓
• Cap rate: 20.39%
• Cash-on-cash: 50.33%
• DSCR: 3.24
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $100,716
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 9th Ave	0.14mi	2/1.0	960 (+4%)	7mo	$50,000	$52	81
814 6th St. St	0.08mi	2/1.0	1,008 (+9%)	12mo	$109,500	$109	71
1007 10th St	0.35mi	3/2.0 (+1)	912 (-1%)	2mo	$165,000	$181	71
913 5th St	0.17mi	2/1.0	1,008 (+9%)	7mo	$99,900	$99	71
523 2nd St	0.30mi	2/1.0	1,008 (+9%)	14mo	$99,500	$99	59
317 1st ST St	0.49mi	2/1.5	936 (+1%)	18mo	$169,000	$181	58

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: 55.5%
• Equity multiple: 4.11×
• Total profit: $38,268
• Equity at exit: $19,784

10-year hold

• IRR: 55.1%
• Equity multiple: 8.32×
• Total profit: $90,191
• Equity at exit: $30,490

Cash invested: $12,320 (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 59249

• Active inventory: 1
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,120 medium
• Mortgage (P&I): −$231
• Tax from tax record: −$119 /mo · $1,427/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $517

Break-even live

Break-even rent $466

Max offer price $44,000

Occupancy floor 49%

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $44,000 Active 45 DOM
2. 2026-06-17
   days on market $44,000 Active 44 DOM
3. 2026-06-16
   days on market $44,000 Active 43 DOM
4. 2026-06-15
   days on market $44,000 Active 42 DOM
5. 2026-06-13
   days on market $44,000 Active 40 DOM
6. 2026-06-12
   days on market $44,000 Active 39 DOM
7. 2026-06-09
   days on market $44,000 Active 36 DOM
8. 2026-06-08
   days on market $44,000 Active 35 DOM
9. 2026-06-07
   days on market $44,000 Active 34 DOM
10. 2026-06-05
    days on market $44,000 Active 32 DOM
11. 2026-06-04
    days on market $44,000 Active 30 DOM
12. 2026-06-02
    days on market $44,000 Active 29 DOM
13. 2026-06-01
    days on market $44,000 Active 28 DOM
14. 2026-05-31
    days on market $44,000 Active 27 DOM
15. 2026-05-04
    listed $44,000 Active
16. 2022-08-27
    listed $49,000
17. 2022-01-24
    listed $54,000
18. 2020-01-31
    soldstatus $13,000

ⓘ 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: $1,427 · $119/mo
• Projected year-2 tax: $1,427 · $119/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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,439
• − Mortgage interest: −$2,465
• − Property taxes: −$1,427
• − Insurance: −$220
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$1,280
• Taxable income: $5,897
• Est. tax owed @ 24.0%: −$1,415
• After-tax cash flow: $4,786/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: Langdon Area 23
• NCES district ID: 3810810
• Math proficiency: 38% ▲ 1.00%
• Reading proficiency: 51% ▲ 8.00%
• Median HH income: $57,184
• Composite: 41.13/100
• National rank: #7427
• State rank: #83 of 169 in ND

Livability — Langdon

• Score: 72/100
• State rank: #42
• US rank: #5786

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Langdon, ND

Population outlook (Cavalier County) Hauer SSP2

• Today (2025): 3,638 people
• By 2030: 3,566 · -2.0%
• By 2040: 3,500 · -3.8%
• By 2050: 3,532 · -2.9%
• By 2075: 3,954 · +8.7%
• By 2100: 4,178 · +14.8%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• 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

+238.5% since first listed

4 events — show timeline

• 2026-05-04 Listed $44,000 GFAAR
• 2022-08-27 Listed $49,000 GFAAR
• 2022-01-24 Listed $54,000 GFAAR
• 2020-01-31 Sold (Public Records) $13,000 Public Records

Property tax history

+16.6%/yr

Latest (2025): $1,427 · +529.4% YoY. Source: county tax records.