14 4th St S · Wishek, ND 58495

$110,000

3 bd · 2.0 ba · 2,016 sqft · SingleFamily · 124 Days on market

Built 1960 Fair condition 7,000 sqft lot Est $167k · 34% under ↓ 8% 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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Key facts

• 7,000 sq ft lot
• Garage
• Built 1960

Property features AI

Exterior

• Parking: Detached 1-car garage; Driveway
• Utilities: Public water; Public sewer; Propane available; Electricity available; Sewer connected; Water connected
• Home design: Single-family residence; One level
• Construction: HardiPlank-type siding; Concrete perimeter foundation; Built with below-grade finished area
• Exterior features: Shingle roof; Rectangular lot; Asphalt road frontage on a public, city-maintained street (50 x 140)

Interior

• Kitchen: Range; Refrigerator
• Flooring: Vinyl flooring; Hardwood flooring
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central air conditioning; Baseboard heating; Forced air heating; Propane heating
• Interior features: Partially finished basement with interior entry, concrete walls, and storage space; 10 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#9 in ND, #2,743 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment C-, amenities F.
• Wishek 19 (rural): math 50% / reading 50% proficiency, ranked #58 of 169 in ND (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• McIntosh County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k 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 ($97k) is reasonable based on typical stale-listing flexibility.

Recommended offer $96,800 (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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.12% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.42%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $167,328
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 N 8th St	0.36mi	3/2.0	1,918 (-5%)	9mo	$159,900	$83	68

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: 15.4%
• Equity multiple: 1.88×
• Total profit: $27,039
• Equity at exit: $49,461

10-year hold

• IRR: 17.1%
• Equity multiple: 3.50×
• Total profit: $77,001
• Equity at exit: $76,225

Cash invested: $30,800 (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 58495

• Active inventory: 6
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $216

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 78%

Sensitivity live

Price	-10% $292	-5% $254	+0% $216	+5% $178	+10% $140
Rent	-10% $119	-5% $167	+0% $216	+5% $265	+10% $314
Rate	-1.0pp $272	-0.5pp $244	base $216	+0.5pp $188	+1.0pp $159

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $110,000 Active 124 DOM
2. 2026-06-18
   days on market $110,000 Active 122 DOM
3. 2026-06-17
   days on market $110,000 Active 121 DOM
4. 2026-06-16
   days on market $110,000 Active 120 DOM
5. 2026-06-15
   days on market $110,000 Active 119 DOM
6. 2026-06-13
   days on market $110,000 Active 117 DOM
7. 2026-06-12
   pricedays on market $110,000 Active 116 DOM
8. 2026-06-09
   days on market $115,000 Active 113 DOM
9. 2026-06-08
   days on market $115,000 Active 112 DOM
10. 2026-06-07
    days on market $115,000 Active 111 DOM
11. 2026-06-05
    days on market $115,000 Active 109 DOM
12. 2026-06-04
    days on market $115,000 Active 107 DOM
13. 2026-06-02
    days on market $115,000 Active 106 DOM
14. 2026-06-01
    days on market $115,000 Active 105 DOM
15. 2026-05-31
    days on market $115,000 Active 104 DOM
16. 2026-03-10
    price $115,000
17. 2026-02-16
    listed $125,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,831
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$3,200
• Taxable income: $896
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $2,379/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The home requires moderate renovations to update the kitchen and bathrooms, which would significantly increase its resale and rental value.

Repairs flagged

• Major kitchen cabinets — severe wear
• Major bathroom fixtures — dated and worn
• Moderate exterior siding — moderate wear

Value-add opportunities

• Both update kitchen cabinets and countertops — major impact on both resale and rental value
• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace bathroom fixtures — major impact on both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severe wear	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
exterior siding · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both update kitchen cabinets and countertops — major impact on both resale and rental value ↑
• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace bathroom fixtures — major impact on both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wishek 19
• NCES district ID: 3820190
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $44,344
• Composite: 44.27/100
• National rank: #6173
• State rank: #58 of 169 in ND

Livability — Wishek

• Score: 78/100
• State rank: #9
• US rank: #2743

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wishek, ND
• Population (ZIP): 1,203

Population outlook (McIntosh County) Hauer SSP2

• Today (2025): 2,626 people
• By 2030: 2,610 · -0.6%
• By 2040: 2,704 · +3.0%
• By 2050: 2,823 · +7.5%
• By 2075: 3,674 · +39.9%
• By 2100: 4,414 · +68.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Scotch-Irish 21% Portuguese 3% Romanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · German/W. Germanic 10% Spanish 4%

Political lean MEDSL · McIntosh

• 2024 margin: Solid R (+65.4) · D 16.6% · R 82.0% · Other 1.4%
• 2008→2024 swing: -43.4pp toward R · 2008: -22.0pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+61.3 2016: R+60.6 2012: R+37.9 2008: R+22.0

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

-8.0% since first listed

2 events — show timeline

• 2026-03-10 Price Changed $115,000 GNMLS
• 2026-02-16 Listed $125,000 GNMLS