716 Holiday Park Vlg

Jamestown, ND 58401

$30,000B+

3 bd · 2.0 ba · 1,280 sqft · Built 1993 · Manufactured · Active · 8 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,137/mo
• Mortgage (P&I): −$157
• Tax + insurance: −$42
• HOA: −$0
• Vac / Maint / Mgmt: −$239
• Net cashflow: $698/mo
• Annual: $8,379/yr
• Cap rate: 34.22%
• Cash-on-cash: 99.76%
• DSCR: 5.44
• 1% rule: 3.79%
• Cash to close: $8,400

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $30k.
• At list price, monthly cash flow is $698 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• 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: Roosevelt Elementary School (math 42% / reading 47%, grade F, #102 of 236 statewide, top 49%, 220 students, 49% FRL); 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).
• 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).
• Stutsman County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.
• Cap rate 34.2% 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.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.