6097 County Road 4 · Minto, ND 58261

$89,500

1 bd · 1.0 ba · 980 sqft · Other · 88 Days on market

Built 1991 0.51 ac lot

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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 +19.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Appreciation +5.0/10.0
• 1% rule +4.7/10.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 3 season room
• Large garage
• One level living

Tags

• ONE LEVEL LIVING
• 3 SEASON ROOM
• LARGE GARAGE

Property features AI

Exterior

• Parking: 2-car garage; Garage door opener
• Utilities: Public water; Propane
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Private lot of about 0.51 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; Has cooling
• Interior features: Window treatments

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $94 ($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 $87k (2.8% below list).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#148 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D+, amenities F.
• Minto 20 (rural): math 25% / reading 45% proficiency, ranked #127 of 169 in ND (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Minto Elementary School (math 32% / reading 37%, grade F, #162 of 236 statewide, top 73%, 225 students, 46% FRL); Minto High School (math 10% / reading 30%, grade F, #131 of 144 statewide, top 92%, 83 students, 46% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 4 active listings in the ZIP; 7 units permitted in Walsh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($619 loan paydown + $3k appreciation (3.0% local appreciation)).
• Walsh County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $84,130 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 0.97% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.51%
• DSCR: 1.20
• GRM: 8.6

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: 11.7%
• Equity multiple: 1.67×
• Total profit: $16,781
• Equity at exit: $40,243

10-year hold

• IRR: 13.8%
• Equity multiple: 3.05×
• Total profit: $51,338
• Equity at exit: $62,019

Cash invested: $25,060 (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 58261

• Active inventory: 4
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $870 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$86 /mo · $1,033/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $94

Break-even live

Break-even rent $750

Max offer price $89,500

Occupancy floor 84%

Sensitivity live

Price	-10% $145	-5% $120	+0% $94	+5% $69	+10% $44
Rent	-10% $26	-5% $60	+0% $94	+5% $129	+10% $163
Rate	-1.0pp $139	-0.5pp $117	base $94	+0.5pp $71	+1.0pp $47

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $89,500 Active 88 DOM
2. 2026-06-21
   days on market $89,500 Active 87 DOM
3. 2026-06-18
   days on market $89,500 Active 85 DOM
4. 2026-06-17
   days on market $89,500 Active 84 DOM
5. 2026-06-16
   days on market $89,500 Active 83 DOM
6. 2026-06-15
   days on market $89,500 Active 82 DOM
7. 2026-06-13
   days on market $89,500 Active 80 DOM
8. 2026-06-12
   days on market $89,500 Active 79 DOM
9. 2026-06-09
   days on market $89,500 Active 76 DOM
10. 2026-06-08
    days on market $89,500 Active 75 DOM
11. 2026-06-07
    days on market $89,500 Active 74 DOM
12. 2026-06-05
    days on market $89,500 Active 72 DOM
13. 2026-06-04
    days on market $89,500 Active 70 DOM
14. 2026-06-02
    days on market $89,500 Active 69 DOM
15. 2026-06-01
    days on market $89,500 Active 68 DOM
16. 2026-05-31
    days on market $89,500 Active 67 DOM
17. 2026-03-23
    listed $89,500 Active
18. 2015-10-13
    soldstatus $60,000

ⓘ 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: $1,033 · $86/mo
• Projected year-2 tax: $1,033 · $86/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 2/10 Low 7 d/yr ≥96°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,435
• − Mortgage interest: −$5,013
• − Property taxes: −$1,033
• − Insurance: −$448
• − Repairs & maintenance: −$835
• − Management: −$835
• − Depreciation: −$2,604
• Taxable loss: −$332
• Est. tax savings @ 24.0%: +$80
• After-tax cash flow: $1,211/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: Minto 20
• NCES district ID: 3813050
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 45% ▲ 20.00%
• Median HH income: $55,421
• Composite: 33.46/100
• National rank: #10533
• State rank: #127 of 169 in ND

Livability — Minto

• Score: 66/100
• State rank: #148
• US rank: #11209

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,284

Population outlook (Walsh County) Hauer SSP2

• Today (2025): 10,953 people
• By 2030: 10,984 · +0.3%
• By 2040: 11,293 · +3.1%
• By 2050: 11,936 · +9.0%
• By 2075: 15,168 · +38.5%
• By 2100: 19,544 · +78.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 3% Native American 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 24% Portuguese 17% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 5% Russian/Polish/Slavic 1%

Political lean MEDSL · Walsh

• 2024 margin: Solid R (+45.2) · D 26.3% · R 71.5% · Other 2.2%
• 2008→2024 swing: -43.3pp toward R · 2008: -1.9pp · 2024: -45.2pp
• All cycles: 2024: R+45.2 2020: R+41.6 2016: R+40.2 2012: R+13.7 2008: R+1.9

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

+49.2% since first listed

2 events — show timeline

• 2026-03-23 Listed $89,500 GFAAR
• 2015-10-13 Sold (Public Records) $60,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $1,033 · -15.0% YoY. Source: county tax records.