506 4th Ave SW · Valley City, ND 58072

$165,000

5 bd · 2.0 ba · 1,757 sqft · SingleFamily public records · 105 Days on market

Built 1901 0.40 ac lot Est $153k · 8% over

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Why this score? — see what drove the D- 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 +14.7/30.0
• DSCR +4.5/10.0
• 1% rule +4.0/10.0
• ARV discount +3.9/15.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER on this Classic Beauty! This turn of the century gem has 5 bedrooms, 2 bathrooms, main floor laundry, open floorplan, screened porch, and situated on a double lot near VCSU campus. Seller to pay specials balance at closing. Call today to view!

Key facts

• Double lot
• Screened porch
• Near vcsu campus

Tags

• MAIN-FLOOR LAUNDRY
• SCREENED PORCH
• DOUBLE LOT
• NEAR VCSU CAMPUS

Property features AI

Exterior

• Utilities: City water (connected); City sewer (connected); Natural gas
• Home design: Residential property; One and one-half stories; Main entry level is the main floor
• Construction: Block foundation
• Exterior features: Stucco exterior; Irregular-shaped lot approximately 17,500 square feet

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 5 bedrooms (includes labeled Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Living room on main level; Dining room on main level; Main-level kitchen; Main-level laundry; Block basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $44 ($525/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 $148k (10.4% below list).
• Recommended offer: $148k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.5% in Valley City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#30 in ND, #4,920 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety D+, amenities F, commute F.
• Valley City 2 (town): math 52% / reading 40% proficiency, ranked #21 of 53 in ND (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jefferson Elementary School (math 62% / reading 47%, grade C, #39 of 236 statewide, top 21%, 304 students, 42% FRL); Washington Elementary School (math 46% / reading 32%, grade F, #20 of 35 statewide, top 56%, 215 students, 42% FRL); Valley City High School (math 47% / reading 52%, grade D, #19 of 144 statewide, top 19%, 366 students, 34% FRL).
• Market conditions: 77 active listings in the ZIP; 9 units permitted in Barnes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Barnes County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $135k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,769 (10.4% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $152,859
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1007 6th St SW	0.41mi	4/1.5 (-1)	1,600 (-9%)	14mo	$139,000	$87	47

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

Projected returns pro-forma

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

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-23,938
• Equity at exit: $24,602

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-17,207
• Equity at exit: $14,266

Cash invested: $46,200 (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 58072

• Active inventory: 77
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,478 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$190 /mo · $2,275/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $44

Break-even live

Break-even rent $1,422

Max offer price $165,000

Occupancy floor 92%

Sensitivity live

Price	-10% $137	-5% $90	+0% $44	+5% $-3	+10% $-50
Rent	-10% $-73	-5% $-15	+0% $44	+5% $102	+10% $160
Rate	-1.0pp $127	-0.5pp $86	base $44	+0.5pp $1	+1.0pp $-42

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   status $165,000 Pending 105 DOM
2. 2026-06-18
   days on market $165,000 Contingent - Inspection 105 DOM
3. 2026-06-17
   days on market $165,000 Contingent - Inspection 104 DOM
4. 2026-06-16
   days on market $165,000 Contingent - Inspection 103 DOM
5. 2026-06-15
   days on market $165,000 Contingent - Inspection 102 DOM
6. 2026-06-14
   days on market $165,000 Contingent - Inspection 100 DOM
7. 2026-06-12
   days on market $165,000 Contingent - Inspection 99 DOM
8. 2026-06-09
   days on market $165,000 Contingent - Inspection 96 DOM
9. 2026-06-08
   days on market $165,000 Contingent - Inspection 95 DOM
10. 2026-06-07
    days on market $165,000 Contingent - Inspection 94 DOM
11. 2026-06-05
    days on market $165,000 Contingent - Inspection 92 DOM
12. 2026-06-04
    days on market $165,000 Contingent - Inspection 90 DOM
13. 2026-06-02
    days on market $165,000 Contingent - Inspection 89 DOM
14. 2026-06-01
    days on market $165,000 Contingent - Inspection 88 DOM
15. 2026-05-31
    days on market $165,000 Contingent - Inspection 87 DOM
16. 2026-05-31
    days on market $165,000 Contingent - Inspection 86 DOM
17. 2026-05-18
    historical Contingent - Inspection
18. 2026-03-22
    price $165,000
19. 2026-03-21
    status Active
20. 2026-03-15
    historical Contingent - Inspection
21. 2026-03-05
    listed $170,000 Active
22. 2022-01-13
    soldstatus $135,000
23. 2022-01-06
    soldstatus $135,000 260-char remark

    Show marketing remark (260 chars)

    MOTIVATED SELLER on this Classic Beauty! This turn of the century gem has 5 bedrooms, 2 bathrooms, main floor laundry, open floorplan, screened porch, and situated on a double lot near VCSU campus. Seller to pay specials balance at closing. Call today to view!

24. 2022-01-06
    soldstatus 260-char remark

    Show marketing remark (260 chars)

    MOTIVATED SELLER on this Classic Beauty! This turn of the century gem has 5 bedrooms, 2 bathrooms, main floor laundry, open floorplan, screened porch, and situated on a double lot near VCSU campus. Seller to pay specials balance at closing. Call today to view!

25. 2021-06-28
    listed $139,900 260-char remark

    Show marketing remark (260 chars)

    MOTIVATED SELLER on this Classic Beauty! This turn of the century gem has 5 bedrooms, 2 bathrooms, main floor laundry, open floorplan, screened porch, and situated on a double lot near VCSU campus. Seller to pay specials balance at closing. Call today to view!

26. 2021-06-04
    listed $139,000 260-char remark

    Show marketing remark (260 chars)

    MOTIVATED SELLER on this Classic Beauty! This turn of the century gem has 5 bedrooms, 2 bathrooms, main floor laundry, open floorplan, screened porch, and situated on a double lot near VCSU campus. Seller to pay specials balance at closing. Call today to view!

ⓘ 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: $2,275 · $190/mo
• Projected year-2 tax: $2,275 · $190/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $17,732
• − Mortgage interest: −$9,243
• − Property taxes: −$2,275
• − Insurance: −$825
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$4,800
• Taxable loss: −$2,248
• Est. tax savings @ 24.0%: +$539
• After-tax cash flow: $1,065/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: Valley City 2
• NCES district ID: 3818850
• Math proficiency: 52% ▼ -5.00%
• Reading proficiency: 40% ▼ -13.00%
• Median HH income: $47,717
• Composite: 39.31/100
• National rank: #3992
• State rank: #21 of 53 in ND

Livability — Valley City

• Score: 74/100
• State rank: #30
• US rank: #4920

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Valley City, ND
• County: Barnes County · 7,863 people
• City population: 7,863
• Metro: nan
• Population (ZIP): 7,863
• Household income: $64,375
• Rent vs Own: 37.4% rent · 62.6% own
• Severe rent burden: 251.0

Population outlook (Barnes County) Hauer SSP2

• Today (2025): 11,119 people
• By 2030: 11,184 · +0.6%
• By 2040: 11,336 · +2.0%
• By 2050: 11,647 · +4.7%
• By 2075: 14,006 · +26.0%
• By 2100: 17,179 · +54.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 3% Hispanic / Latino 2% Asian 2% Black 2% Native American 1%
• Common ancestry: Portuguese 27% Romanian 4% Scotch-Irish 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Tagalog/Filipino 1% Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Barnes

• 2024 margin: Solid R (+35.3) · D 31.4% · R 66.7% · Other 1.9%
• 2008→2024 swing: -33.8pp toward R · 2008: -1.5pp · 2024: -35.3pp
• All cycles: 2024: R+35.3 2020: R+31.4 2016: R+29.7 2012: R+10.3 2008: R+1.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -156.64%
• Current HPI: 130.2036
• Rent YoY: —
• Metro: nan
• 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

+18.7% since first listed

10 events — show timeline

• 2026-05-18 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-22 Price Changed $165,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-21 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-15 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-05 Listed $170,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-01-13 Sold (Public Records) $135,000 Public Records
• 2022-01-06 Sold (MLS) — GNMLS
• 2022-01-06 Sold (MLS) $135,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-06-28 Listed $139,900 GNMLS
• 2021-06-04 Listed $139,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

-1.7%/yr

Latest (2025): $2,275 · +38.7% YoY. Source: county tax records.