7755 34th St SE · Jamestown, ND 58401

$120,000

2 bd · 2.0 ba · 1,200 sqft · Other · 39 Days on market

Built 1920 9.34 ac lot ↓ 7% since listing

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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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for land just minutes from town? This property is 9.34 acres, approx. 4 miles west off the by-pass road. Room to build your dream home, move a home onto the property, or take on the fixer upper! Lots of opportunity with this property. Call today to check it out!

Key facts

• Versatile property
• 9.34-acre property
• Fixer-upper

Tags

• 9.34-ACRE PROPERTY
• 4 MILES WEST OFF THE BYPASS
• FIXER-UPPER
• VERSATILE PROPERTY

Property features AI

Finance

• Other: Approximately 9.34-acre lot with gravel road frontage on a county road; Directions: Off the bypass road, approximately 4 miles west on 34th St SE

Exterior

• Parking: 2-car garage
• Utilities: Private well water; Septic tank; Electricity available
• Home design: Single-family residence; One level
• Construction: Metal siding and steel siding; Other construction materials
• Exterior features: Other exterior features; Asphalt roof

Interior

• Flooring: Carpet flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Electric heating; Other heating; No central cooling
• Interior features: Partial, unfinished basement; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $44 ($530/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 $99k (17.4% below list).
• Recommended offer: $99k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.2% in Jamestown — 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 73/100 on livability (#35 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, health & safety D+, amenities F.
• Jamestown 1 (town): math 45% / reading 52% proficiency, ranked #14 of 53 in ND (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jamestown Middle School (math 44% / reading 54%, grade C-, #8 of 35 statewide, top 21%, 475 students, 31% FRL); Jamestown High School (math 27% / reading 62%, grade F, #33 of 144 statewide, top 32%, 777 students, 21% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: Rents rising (+3.7%/yr); 98 active listings in the ZIP; 19 units permitted in Stutsman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Stutsman County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $85k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,149 (17.4% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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 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?
5. 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?
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: 0.83% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.68% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.52×
• Total profit: $-15,989
• Equity at exit: $17,892

10-year hold

• IRR: -3.3%
• Equity multiple: 0.77×
• Total profit: $-7,622
• Equity at exit: $10,375

Cash invested: $33,600 (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 58401

• Rents YoY: 3.7%
• Active inventory: 98
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $991 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $44

Break-even live

Break-even rent $936

Max offer price $120,000

Occupancy floor 91%

Sensitivity live

Price	-10% $112	-5% $78	+0% $44	+5% $10	+10% $-24
Rent	-10% $-34	-5% $5	+0% $44	+5% $83	+10% $123
Rate	-1.0pp $105	-0.5pp $75	base $44	+0.5pp $13	+1.0pp $-19

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-01
   status $120,000 Pending 39 DOM
2. 2026-06-01
   days on market $120,000 Active 39 DOM
3. 2026-05-31
   days on market $120,000 Active 38 DOM
4. 2026-05-31
   days on market $120,000 Active 37 DOM
5. 2026-04-23
   listed $120,000 Active
6. 2023-03-27
   soldstatus $85,000
7. 2023-03-23
   soldstatus 270-char remark

   Show marketing remark (270 chars)

   Looking for land just minutes from town? This property is 9.34 acres, approx. 4 miles west off the by-pass road. Room to build your dream home, move a home onto the property, or take on the fixer upper! Lots of opportunity with this property. Call today to check it out!

8. 2022-07-16
   listed $129,000 270-char remark

   Show marketing remark (270 chars)

   Looking for land just minutes from town? This property is 9.34 acres, approx. 4 miles west off the by-pass road. Room to build your dream home, move a home onto the property, or take on the fixer upper! Lots of opportunity with this property. Call today to check it out!

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $1,176 · $98/mo
• Expected delta: +$458/yr (+$38/mo · 63.9%)

ⓘ 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 ≥98°F today · 11 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,898
• − Mortgage interest: −$6,722
• − Property taxes: −$718
• − Insurance: −$600
• − Repairs & maintenance: −$952
• − Management: −$952
• − Depreciation: −$3,491
• Taxable loss: −$1,536
• Est. tax savings @ 24.0%: +$369
• After-tax cash flow: $899/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: Jamestown 1
• NCES district ID: 3800021
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 52% ▼ -5.00%
• Median HH income: $48,557
• Composite: 41.38/100
• National rank: #3487
• State rank: #14 of 53 in ND

Livability — Jamestown

• Score: 73/100
• State rank: #35
• US rank: #5212

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Stutsman County · 17,189 people
• City population: 17,189
• Metro: Jamestown, ND
• Population (ZIP): 17,189
• Household income: $60,228
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 964.0

Population outlook (Stutsman County) Hauer SSP2

• Today (2025): 21,104 people
• By 2030: 21,292 · +0.9%
• By 2040: 21,485 · +1.8%
• By 2050: 21,960 · +4.1%
• By 2075: 25,753 · +22.0%
• By 2100: 29,779 · +41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 3% Hispanic / Latino 3% Black 2% Native American 1%
• Common ancestry: Portuguese 17% Romanian 5% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Stutsman

• 2024 margin: Solid R (+44.6) · D 26.7% · R 71.3% · Other 1.9%
• 2008→2024 swing: -29.9pp toward R · 2008: -14.7pp · 2024: -44.6pp
• All cycles: 2024: R+44.6 2020: R+43.4 2016: R+42.5 2012: R+22.1 2008: R+14.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -171.65%
• Current HPI: 123.841
• Rent YoY: ▲ 3.68%
• Metro: Jamestown, 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

-7.0% since first listed

4 events — show timeline

• 2026-04-23 Listed $120,000 GNMLS
• 2023-03-27 Sold (Public Records) $85,000 Public Records
• 2023-03-23 Sold (MLS) — GNMLS
• 2022-07-16 Listed $129,000 GNMLS

Property tax history

+7.2%/yr

Latest (2025): $718 · +2.2% YoY. Source: county tax records.