501 Benson St N · Tioga, ND 58852

$69,000

3 bd · 2.0 ba · 1,012 sqft · SingleFamily · 56 Days on market

Built 1954 5,000 sqft lot Est $120k · 43% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investment opportunity just one block from Tioga Elementary! Situated on a desirable corner lot, this property offers just under 2,000 sq ft and strong potential for both investors and owner-occupants alike. The main level features 3 bedrooms, 1 full bathroom, a spacious living area filled with natural light, and a kitchen and dining area--all complemented by original hardwood floors that add character and warmth. The lower level adds versatility with 2 non-conforming bedrooms, a second kitchen, bathroom, living area, and laundry. Offering room for customization and the opportunity to build equity, and is ready for your vision and personal touch. Enjoy the convenience of a two-stall attached garage with covered entry--perfect for North Dakota winters. This property is being sold as-is, but if you’re willing to roll up your sleeves and invest a little sweat equity, this is an opportunity with a rewarding upside.

Key facts

• Second kitchen
• Natural light
• Covered entry

Tags

• CORNER LOT
• NATURAL LIGHT
• ORIGINAL HARDWOOD FLOORS
• SECOND KITCHEN
• TWO-STALL ATTACHED GARAGE
• COVERED ENTRY

Property features AI

Exterior

• Parking: Attached garage facing front with 2 parking spaces
• Utilities: Electricity connected; Public water (see remarks); Public sewer
• Home design: Single family residence; Two levels
• Construction: Metal siding; Block foundation; Asphalt roof; Built area above grade: 1,012
• Exterior features: Rain gutters; Corner lot; Paved city street frontage; Publicly maintained road

Interior

• Kitchen: Range
• Flooring: Hardwood; Linoleum
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Window treatments; Unfinished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#56 in ND) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, schools D-, amenities F.
• Tioga 15 (rural): math 28% / reading 25% proficiency, ranked #44 of 53 in ND (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 33 active listings in the ZIP; 90 units permitted in Williams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($477 loan paydown + $2k appreciation (3.3% local appreciation)).
• Williams County population projected at +158% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $30k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $51; list at $69k implies a 135194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.53% ✓
• Cap rate: 12.59%
• Cash-on-cash: 22.48%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $120,428
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 4th St NW	0.17mi	2/2.0 (-1)	1,008 (-0%)	18mo	$120,000	$119	72

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

Projected returns pro-forma

3.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.3%
• Equity multiple: 2.68×
• Total profit: $32,498
• Equity at exit: $32,215

10-year hold

• IRR: 29.5%
• Equity multiple: 5.25×
• Total profit: $82,042
• Equity at exit: $50,592

Cash invested: $19,320 (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 58852

• Home prices YoY: 3.2%
• Active inventory: 33
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$83 /mo · $998/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $362

Break-even live

Break-even rent $600

Max offer price $69,000

Occupancy floor 61%

Sensitivity live

Price	-10% $401	-5% $381	+0% $362	+5% $342	+10% $323
Rent	-10% $278	-5% $320	+0% $362	+5% $404	+10% $446
Rate	-1.0pp $397	-0.5pp $380	base $362	+0.5pp $344	+1.0pp $326

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $69,000 Active 56 DOM
2. 2026-06-18
   days on market $69,000 Active 54 DOM
3. 2026-06-17
   days on market $69,000 Active 53 DOM
4. 2026-06-16
   days on market $69,000 Active 52 DOM
5. 2026-06-15
   days on market $69,000 Active 51 DOM
6. 2026-06-13
   days on market $69,000 Active 49 DOM
7. 2026-06-12
   days on market $69,000 Active 48 DOM
8. 2026-06-09
   days on market $69,000 Active 45 DOM
9. 2026-06-08
   days on market $69,000 Active 44 DOM
10. 2026-06-07
    days on market $69,000 Active 43 DOM
11. 2026-06-05
    days on market $69,000 Active 41 DOM
12. 2026-06-04
    days on market $69,000 Active 39 DOM
13. 2026-06-02
    days on market $69,000 Active 38 DOM
14. 2026-06-01
    days on market $69,000 Active 37 DOM
15. 2026-05-31
    days on market $69,000 Active 36 DOM
16. 2026-05-13
    price $89,000

    Show marketing remark (930 chars)

    Investment opportunity just one block from Tioga Elementary! Situated on a desirable corner lot, this property offers just under 2,000 sq ft and strong potential for both investors and owner-occupants alike. The main level features 3 bedrooms, 1 full bathroom, a spacious living area filled with natural light, and a kitchen and dining area--all complemented by original hardwood floors that add character and warmth. The lower level adds versatility with 2 non-conforming bedrooms, a second kitchen, bathroom, living area, and laundry. Offering room for customization and the opportunity to build equity, and is ready for your vision and personal touch. Enjoy the convenience of a two-stall attached garage with covered entry--perfect for North Dakota winters. This property is being sold as-is, but if you’re willing to roll up your sleeves and invest a little sweat equity, this is an opportunity with a rewarding upside.

17. 2026-05-13
    price $89,000 930-char remark

    Show marketing remark (930 chars)

    Investment opportunity just one block from Tioga Elementary! Situated on a desirable corner lot, this property offers just under 2,000 sq ft and strong potential for both investors and owner-occupants alike. The main level features 3 bedrooms, 1 full bathroom, a spacious living area filled with natural light, and a kitchen and dining area--all complemented by original hardwood floors that add character and warmth. The lower level adds versatility with 2 non-conforming bedrooms, a second kitchen, bathroom, living area, and laundry. Offering room for customization and the opportunity to build equity, and is ready for your vision and personal touch. Enjoy the convenience of a two-stall attached garage with covered entry--perfect for North Dakota winters. This property is being sold as-is, but if you’re willing to roll up your sleeves and invest a little sweat equity, this is an opportunity with a rewarding upside.

18. 2026-04-26
    listed $99,000 Active 930-char remark

    Show marketing remark (930 chars)

    Investment opportunity just one block from Tioga Elementary! Situated on a desirable corner lot, this property offers just under 2,000 sq ft and strong potential for both investors and owner-occupants alike. The main level features 3 bedrooms, 1 full bathroom, a spacious living area filled with natural light, and a kitchen and dining area--all complemented by original hardwood floors that add character and warmth. The lower level adds versatility with 2 non-conforming bedrooms, a second kitchen, bathroom, living area, and laundry. Offering room for customization and the opportunity to build equity, and is ready for your vision and personal touch. Enjoy the convenience of a two-stall attached garage with covered entry--perfect for North Dakota winters. This property is being sold as-is, but if you’re willing to roll up your sleeves and invest a little sweat equity, this is an opportunity with a rewarding upside.

19. 2026-04-26
    listed $99,000 Active

    Show marketing remark (930 chars)

    Investment opportunity just one block from Tioga Elementary! Situated on a desirable corner lot, this property offers just under 2,000 sq ft and strong potential for both investors and owner-occupants alike. The main level features 3 bedrooms, 1 full bathroom, a spacious living area filled with natural light, and a kitchen and dining area--all complemented by original hardwood floors that add character and warmth. The lower level adds versatility with 2 non-conforming bedrooms, a second kitchen, bathroom, living area, and laundry. Offering room for customization and the opportunity to build equity, and is ready for your vision and personal touch. Enjoy the convenience of a two-stall attached garage with covered entry--perfect for North Dakota winters. This property is being sold as-is, but if you’re willing to roll up your sleeves and invest a little sweat equity, this is an opportunity with a rewarding upside.

20. 2025-10-02
    soldstatus $51
21. 2022-05-23
    soldstatus $58,000
22. 2022-05-21
    soldstatus 571-char remark

    Show marketing remark (571 chars)

    Investment Opportunity ONE block from Tioga Elementary School!! Just under 2,000 sq ft, this property offers lots of potential and is PRICED TO SELL. The main floor features 3 bedrooms, 1 full bathroom, large living area, kitchen and dining room! The basement offers 2 non-conforming bedrooms, full kitchen, bathroom, living area, and laundry room! The buyer of this home will enjoy keeping their vehicles out of the snow in the TWO STALL attached garage and covered entry into the home. Home is Sold "As-Is". Call your favorite REALTOR® for a private tour.

23. 2022-05-20
    soldstatus
24. 2022-04-13
    listed $55,000 571-char remark

    Show marketing remark (571 chars)

    Investment Opportunity ONE block from Tioga Elementary School!! Just under 2,000 sq ft, this property offers lots of potential and is PRICED TO SELL. The main floor features 3 bedrooms, 1 full bathroom, large living area, kitchen and dining room! The basement offers 2 non-conforming bedrooms, full kitchen, bathroom, living area, and laundry room! The buyer of this home will enjoy keeping their vehicles out of the snow in the TWO STALL attached garage and covered entry into the home. Home is Sold "As-Is". Call your favorite REALTOR® for a private tour.

25. 2022-04-12
    listed $55,000

ⓘ 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: $998 · $83/mo
• Projected year-2 tax: $998 · $83/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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,694
• − Mortgage interest: −$3,865
• − Property taxes: −$998
• − Insurance: −$345
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$2,007
• Taxable income: $3,448
• Est. tax owed @ 24.0%: −$828
• After-tax cash flow: $3,516/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: Tioga 15
• NCES district ID: 3800039
• Math proficiency: 28% ▬ 0.00%
• Reading proficiency: 25% ▼ -12.00%
• Median HH income: $63,853
• Composite: 24.65/100
• National rank: #7626
• State rank: #44 of 53 in ND

Livability — Tioga

• Score: 71/100
• State rank: #56
• US rank: #6781

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tioga, ND
• City population: 2,064
• Population (ZIP): 2,064

Population outlook (Williams County) Hauer SSP2

• Today (2025): 66,696 people
• By 2030: 84,935 · +27.3%
• By 2040: 125,867 · +88.7%
• By 2050: 171,987 · +157.9%
• By 2075: 303,258 · +354.7%
• By 2100: 433,528 · +550.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Two or more races 28% Hispanic / Latino 23%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1% Dominican 4%
• Common ancestry: Portuguese 18% Iranian 4% Danish 1%
• Foreign-born: 2% · Canada
• Languages at home: 79% English-only · Spanish 19% Russian/Polish/Slavic 3%

Political lean MEDSL · Williams

• 2024 margin: Solid R (+68.1) · D 15.2% · R 83.3% · Other 1.6%
• 2008→2024 swing: -32.2pp toward R · 2008: -36.0pp · 2024: -68.1pp
• All cycles: 2024: R+68.1 2020: R+66.8 2016: R+66.3 2012: R+50.0 2008: R+36.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.30%
• Current HPI: 107.3206
• 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

+61.8% since first listed

10 events — show timeline

• 2026-05-13 Price Changed $89,000 GNMLS
• 2026-05-13 Price Changed $89,000 MMLS
• 2026-04-26 Listed $99,000 MMLS
• 2026-04-26 Listed $99,000 GNMLS
• 2025-10-02 Sold (Public Records) $51 Public Records
• 2022-05-23 Sold (Public Records) $58,000 Public Records
• 2022-05-21 Sold (MLS) — MMLS
• 2022-05-20 Sold (MLS) — GNMLS
• 2022-04-13 Listed $55,000 MMLS
• 2022-04-12 Listed $55,000 GNMLS

Property tax history

+65.0%/yr

Latest (2025): $998 · -10.9% YoY. Source: county tax records.