409 B St S · Glen Ullin, ND 58631

$80,000

4 bd · 1.5 ba · 1,846 sqft · Other · 124 Days on market

Built 1951 6,200 sqft lot ↓ 24% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 1 1/2 story home has 2 bedrooms on the main floor and 2 upstairs. There is a full bathroom on the main floor and a 1/2 bathroom upstairs. Eat in kitchen and main floor laundry. There is no basement. It is slab on grade. There is an enclosed entryway for the front door. The house has lots of closets upstairs and down. It has steel siding. There is a 2 stall heated 28x32 shop/garage in the backyard which was built in 2007 It is a steel building. Glen Ullin is 50 minutes to Bismarck and Dickinson, 3 miles from I94. 35 miles to Beulah and Elgin. 15 miles to the Lake Tschida Recreation area for water sports and fishing. Glen Ullin has a 9 hole golf course, motocross track, archery range, and lots of opportunities for hunting, fishing and camping.

Key facts

• Enclosed entryway
• Lots of closets
• Steel siding

Tags

• EAT IN KITCHEN
• MAIN FLOOR LAUNDRY
• SLAB ON GRADE
• ENCLOSED ENTRYWAY
• LOTS OF CLOSETS
• STEEL SIDING

Property features AI

Exterior

• Parking: 2-car garage; Garage door opener
• Utilities: Public sewer
• Home design: Single family residence; Residential property
• Exterior features: Irregular lot shape; Zoned residential low density

Interior

• Kitchen: Dishwasher; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Eat-in kitchen; 9 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#210 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: schools C-, crime D+, health & safety D+.
• Glen Ullin 48 (rural): math 50% / reading 45% proficiency, ranked #74 of 169 in ND (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 21 active listings in the ZIP; 94 units permitted in Morton County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($553 loan paydown + $4k appreciation (4.9% local appreciation)).
• Morton County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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 $44k; list at $80k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.37% ✓
• Cap rate: 12.18%
• Cash-on-cash: 21.03%
• DSCR: 1.94
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.0%
• Equity multiple: 2.92×
• Total profit: $42,999
• Equity at exit: $44,902

10-year hold

• IRR: 29.6%
• Equity multiple: 5.84×
• Total profit: $108,519
• Equity at exit: $77,138

Cash invested: $22,400 (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 58631

• Home prices YoY: 5.9%
• Active inventory: 21
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$19 /mo · $231/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $393

Break-even live

Break-even rent $598

Max offer price $80,000

Occupancy floor 59%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-13
   statusdays on market $80,000 Pending 124 DOM
2. 2026-06-12
   days on market $80,000 Active 123 DOM
3. 2026-06-09
   days on market $80,000 Active 120 DOM
4. 2026-06-08
   days on market $80,000 Active 119 DOM
5. 2026-06-07
   days on market $80,000 Active 118 DOM
6. 2026-06-05
   days on market $80,000 Active 116 DOM
7. 2026-06-04
   days on market $80,000 Active 114 DOM
8. 2026-06-02
   days on market $80,000 Active 113 DOM
9. 2026-06-01
   days on market $80,000 Active 112 DOM
10. 2026-05-31
    days on market $80,000 Active 111 DOM
11. 2026-02-10
    listed $80,000 Active

    Show marketing remark (756 chars)

    This 1 1/2 story home has 2 bedrooms on the main floor and 2 upstairs. There is a full bathroom on the main floor and a 1/2 bathroom upstairs. Eat in kitchen and main floor laundry. There is no basement. It is slab on grade. There is an enclosed entryway for the front door. The house has lots of closets upstairs and down. It has steel siding. There is a 2 stall heated 28x32 shop/garage in the backyard which was built in 2007 It is a steel building. Glen Ullin is 50 minutes to Bismarck and Dickinson, 3 miles from I94. 35 miles to Beulah and Elgin. 15 miles to the Lake Tschida Recreation area for water sports and fishing. Glen Ullin has a 9 hole golf course, motocross track, archery range, and lots of opportunities for hunting, fishing and camping.

12. 2026-02-10
    price $80,000 756-char remark

    Show marketing remark (756 chars)

    This 1 1/2 story home has 2 bedrooms on the main floor and 2 upstairs. There is a full bathroom on the main floor and a 1/2 bathroom upstairs. Eat in kitchen and main floor laundry. There is no basement. It is slab on grade. There is an enclosed entryway for the front door. The house has lots of closets upstairs and down. It has steel siding. There is a 2 stall heated 28x32 shop/garage in the backyard which was built in 2007 It is a steel building. Glen Ullin is 50 minutes to Bismarck and Dickinson, 3 miles from I94. 35 miles to Beulah and Elgin. 15 miles to the Lake Tschida Recreation area for water sports and fishing. Glen Ullin has a 9 hole golf course, motocross track, archery range, and lots of opportunities for hunting, fishing and camping.

13. 2026-02-09
    listed $85,000 Active 756-char remark

    Show marketing remark (756 chars)

    This 1 1/2 story home has 2 bedrooms on the main floor and 2 upstairs. There is a full bathroom on the main floor and a 1/2 bathroom upstairs. Eat in kitchen and main floor laundry. There is no basement. It is slab on grade. There is an enclosed entryway for the front door. The house has lots of closets upstairs and down. It has steel siding. There is a 2 stall heated 28x32 shop/garage in the backyard which was built in 2007 It is a steel building. Glen Ullin is 50 minutes to Bismarck and Dickinson, 3 miles from I94. 35 miles to Beulah and Elgin. 15 miles to the Lake Tschida Recreation area for water sports and fishing. Glen Ullin has a 9 hole golf course, motocross track, archery range, and lots of opportunities for hunting, fishing and camping.

14. 2025-06-17
    price $85,000
15. 2025-06-17
    price $85,000
16. 2025-05-07
    listed $90,000 Active
17. 2023-09-06
    historical
18. 2023-01-09
    soldstatus $44,000
19. 2023-01-06
    soldstatus
20. 2022-12-07
    listed $50,000
21. 2022-12-06
    listed $50,000
22. 2014-07-24
    soldstatus
23. 2014-02-27
    listed $116,500
24. 2012-10-08
    soldstatus $105,000

ⓘ 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: $231 · $19/mo
• Projected year-2 tax: $784 · $65/mo
• Expected delta: +$553/yr (+$46/mo · 239.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,134
• − Mortgage interest: −$4,481
• − Property taxes: −$231
• − Insurance: −$400
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$2,327
• Taxable income: $3,593
• Est. tax owed @ 24.0%: −$862
• After-tax cash flow: $3,848/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: Glen Ullin 48
• NCES district ID: 3807830
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $46,129
• Composite: 42.48/100
• National rank: #6881
• State rank: #74 of 169 in ND

Livability — Glen Ullin

• Score: 64/100
• State rank: #210
• US rank: #14513

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: Glen Ullin, ND
• Population (ZIP): 948

Population outlook (Morton County) Hauer SSP2

• Today (2025): 36,682 people
• By 2030: 39,967 · +9.0%
• By 2040: 46,921 · +27.9%
• By 2050: 54,157 · +47.6%
• By 2075: 73,661 · +100.8%
• By 2100: 89,885 · +145.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Pacific Islander 2%
• Common ancestry: Scotch-Irish 7% Portuguese 6% Romanian 2%
• Foreign-born: 2%
• Languages at home: 93% English-only · German/W. Germanic 5% Other Asian/Pacific 1%

Political lean MEDSL · Morton

• 2024 margin: Solid R (+53.8) · D 22.2% · R 75.9% · Other 1.9%
• 2008→2024 swing: -32.7pp toward R · 2008: -21.0pp · 2024: -53.8pp
• All cycles: 2024: R+53.8 2020: R+50.4 2016: R+53.0 2012: R+31.1 2008: R+21.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.91%
• Current HPI: 87.7012
• 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

-23.8% since first listed

14 events — show timeline

• 2026-02-10 Listed $80,000 Badlands BOR MLS
• 2026-02-10 Price Changed $80,000 GNMLS
• 2026-02-09 Listed $85,000 GNMLS
• 2025-06-17 Price Changed $85,000 Badlands BOR MLS
• 2025-06-17 Price Changed $85,000 GNMLS
• 2025-05-07 Listed $90,000 Badlands BOR MLS
• 2023-09-06 Delisted — Badlands BOR MLS
• 2023-01-09 Sold (Public Records) $44,000 Public Records
• 2023-01-06 Sold (MLS) — GNMLS
• 2022-12-07 Listed $50,000 Badlands BOR MLS
• 2022-12-06 Listed $50,000 GNMLS
• 2014-07-24 Sold (MLS) — GNMLS
• 2014-02-27 Listed $116,500 GNMLS
• 2012-10-08 Sold (Public Records) $105,000 Public Records

Property tax history

-9.1%/yr

Latest (2025): $231 · -59.2% YoY. Source: county tax records.