807 6th St · Walhalla, ND 58282

$120,000

4 bd · 1.0 ba · 932 sqft · Other · 315 Days on market

Built 1988 0.33 ac lot ↓ 16% since listing

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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 +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +5.3/10.0
• Appreciation +5.0/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Nearby trails
• Steps away from park
• Corner lot

Tags

• CORNER LOT
• STEPS AWAY FROM PARK
• NEARBY TRAILS
• PEMBINA GORGE RECREATION AREA

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; Residential property
• Construction: Brick construction; Block foundation; Built area includes 932 above-grade finished square footage
• Exterior features: Deck

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; Central cooling
• Interior features: 10 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (11.9% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#206 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools D+, health & safety D+.
• North Border 100 (rural): math 60% / reading 60% proficiency, ranked #11 of 169 in ND (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP; 2 units permitted in Pembina County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($830 loan paydown + $4k appreciation (3.0% local appreciation)).
• Pembina County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, 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 315 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $22k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 315 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.88% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.32%
• DSCR: 1.15
• GRM: 9.5

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: 10.6%
• Equity multiple: 1.61×
• Total profit: $20,334
• Equity at exit: $53,957

10-year hold

• IRR: 12.8%
• Equity multiple: 2.91×
• Total profit: $64,065
• Equity at exit: $83,154

Cash invested: $33,600 (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 58282

• Active inventory: 5
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$63 /mo · $759/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $93

Break-even live

Break-even rent $940

Max offer price $120,000

Occupancy floor 86%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-17
   status $120,000 Pending 315 DOM
2. 2026-06-17
   days on market $120,000 Active Under Contract 315 DOM
3. 2026-06-16
   days on market $120,000 Active Under Contract 314 DOM
4. 2026-06-15
   days on market $120,000 Active Under Contract 313 DOM
5. 2026-06-13
   days on market $120,000 Active Under Contract 311 DOM
6. 2026-06-12
   days on market $120,000 Active Under Contract 310 DOM
7. 2026-06-09
   days on market $120,000 Active Under Contract 307 DOM
8. 2026-06-09
   status $120,000 Active Under Contract 306 DOM
9. 2026-06-08
   days on market $120,000 Active 306 DOM
10. 2026-06-07
    days on market $120,000 Active 305 DOM
11. 2026-06-05
    days on market $120,000 Active 303 DOM
12. 2026-06-04
    days on market $120,000 Active 301 DOM
13. 2026-06-02
    days on market $120,000 Active 300 DOM
14. 2026-06-01
    days on market $120,000 Active 299 DOM
15. 2026-05-31
    days on market $120,000 Active 298 DOM
16. 2026-04-01
    status Active
17. 2026-03-23
    historical Active Under Contract
18. 2026-03-10
    price $120,000
19. 2026-01-02
    price $125,000
20. 2025-08-05
    listed $142,500 Active

ⓘ 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: $759 · $63/mo
• Projected year-2 tax: $1,176 · $98/mo
• Expected delta: +$417/yr (+$35/mo · 54.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥94°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,691
• − Mortgage interest: −$6,722
• − Property taxes: −$759
• − Insurance: −$600
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$3,491
• Taxable loss: −$912
• Est. tax savings @ 24.0%: +$219
• After-tax cash flow: $1,334/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: North Border 100
• NCES district ID: 3800054
• Math proficiency: 60% ▲ 15.00%
• Reading proficiency: 60% ▲ 10.00%
• Median HH income: $52,082
• Composite: 52.88/100
• National rank: #3288
• State rank: #11 of 169 in ND

Livability — Walhalla

• Score: 64/100
• State rank: #206
• US rank: #14330

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walhalla, ND
• Population (ZIP): 1,240

Population outlook (Pembina County) Hauer SSP2

• Today (2025): 6,414 people
• By 2030: 6,060 · -5.5%
• By 2040: 5,383 · -16.1%
• By 2050: 4,925 · -23.2%
• By 2075: 5,025 · -21.7%
• By 2100: 6,293 · -1.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 7% Native American 6% Hispanic / Latino 5% Pacific Islander 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 16% Lithuanian 11% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Pembina

• 2024 margin: Solid R (+53.3) · D 22.8% · R 76.1% · Other 1.1%
• 2008→2024 swing: -46.4pp toward R · 2008: -6.9pp · 2024: -53.3pp
• All cycles: 2024: R+53.3 2020: R+50.2 2016: R+49.2 2012: R+20.1 2008: R+6.9

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

-15.8% since first listed

5 events — show timeline

• 2026-04-01 Relisted — GFAAR
• 2026-03-23 Contingent — GFAAR
• 2026-03-10 Price Changed $120,000 GFAAR
• 2026-01-02 Price Changed $125,000 GFAAR
• 2025-08-05 Listed $142,500 GFAAR

Property tax history

-4.3%/yr

Latest (2024): $759 · -31.7% YoY. Source: county tax records.