53 Benteen Dr · Lincoln, ND 58504

$264,900

3 bd · 1.5 ba · 864 sqft · SingleFamily public records · 1 Days on market

Built 1982 9,291 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.3/30.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Key facts

• Utility room
• Galley-style kitchen
• Laundry area

Tags

• OPEN-CONCEPT MAIN LIVING AREA
• GALLEY-STYLE KITCHEN
• BACKYARD DECK
• LAUNDRY AREA
• SPACIOUS FAMILY ROOM
• UTILITY ROOM

Property features AI

Exterior

• Parking: Attached garage with automatic door opener; Garage faces front; Driveway; On-street parking; 1 garage space
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; HardiPlank type siding; Shingle roof
• Construction: Built with HardiPlank-type exterior; Shingle roof; Finished below-grade living area (daylight basement)
• Exterior features: Private yard; Deck; Fenced backyard with full chain-link fence; Level, rectangular lot

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: Total of 13 rooms (bedroom count not specified)
• Flooring: Tile; Carpet
• Bathrooms: One three-quarter bathroom; One half bathroom
• Heating & cooling: Central air conditioning; Ceiling fans for cooling; Forced air heating; Natural gas heating
• Interior features: Ceiling fans; Window treatments; Finished daylight basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-466 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (31.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (42.0% below list).
• Recommended offer: $154k (42.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#38 in ND) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, amenities F, commute F.
• Bismarck 1 (urban): math 41% / reading 42% proficiency, ranked #25 of 53 in ND (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.8%/yr); 262 active listings in the ZIP; solid renter incomes; 259 units permitted in Burleigh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Burleigh County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $153,767 (42.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.58% ✗
• Cap rate: 4.18%
• Cash-on-cash: -7.54%
• DSCR: 0.66
• GRM: 14.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -29.7%
• Equity multiple: 0.02×
• Total profit: $-72,981
• Equity at exit: $39,497

10-year hold

• IRR: -31.6%
• Equity multiple: -0.39×
• Total profit: $-103,264
• Equity at exit: $22,904

Cash invested: $74,172 (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 58504

• Rents YoY: 2.8%
• Active inventory: 262
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $1,538 medium
• Mortgage (P&I): −$1,389
• Tax from tax record: −$181 /mo · $2,177/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $-466

Break-even live

Break-even rent $2,128

Max offer price $182,541

Occupancy floor —

Sensitivity live

Price	-10% $-316	-5% $-391	+0% $-466	+5% $-541	+10% $-616
Rent	-10% $-588	-5% $-527	+0% $-466	+5% $-405	+10% $-345
Rate	-1.0pp $-333	-0.5pp $-399	base $-466	+0.5pp $-535	+1.0pp $-605

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-06-13
   listed $264,900 Pending 1 DOM

ⓘ 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: $2,177 · $181/mo
• Projected year-2 tax: $2,596 · $216/mo
• Expected delta: +$419/yr (+$35/mo · 19.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,452
• − Mortgage interest: −$14,839
• − Property taxes: −$2,177
• − Insurance: −$1,324
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$7,706
• Taxable loss: −$10,547
• Est. tax savings @ 24.0%: +$2,531
• After-tax cash flow: $-3,063/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: Bismarck 1
• NCES district ID: 3800014
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $60,649
• Composite: 36.76/100
• National rank: #4577
• State rank: #25 of 53 in ND

Livability — Lincoln

• Score: 73/100
• State rank: #38
• US rank: #5588

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lincoln, ND
• County: Burleigh County · 97,300 people
• Metro: Bismarck, ND
• Population (ZIP): 30,212
• Household income: $85,637
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 400.0

Population outlook (Burleigh County) Hauer SSP2

• Today (2025): 119,359 people
• By 2030: 133,047 · +11.5%
• By 2040: 161,545 · +35.3%
• By 2050: 191,960 · +60.8%
• By 2075: 274,569 · +130.0%
• By 2100: 350,910 · +194.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Native American 8% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Portuguese 13% Scotch-Irish 5% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Burleigh

• 2024 margin: Solid R (+43.2) · D 27.5% · R 70.7% · Other 1.8%
• 2008→2024 swing: -19.7pp toward R · 2008: -23.6pp · 2024: -43.2pp
• All cycles: 2024: R+43.2 2020: R+40.2 2016: R+46.1 2012: R+32.1 2008: R+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -158.70%
• Current HPI: 210.0651
• Rent YoY: ▲ 2.81%
• Metro: Bismarck, ND
• 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

2 events — show timeline

• 2026-06-12 Pending — GNMLS
• 2026-06-10 Listed $264,900 GNMLS

Property tax history

+9.6%/yr

Latest (2025): $2,177 · -8.4% YoY. Source: county tax records.