Lewiston Plan · Bismarck, ND 58503

$230,000

2 bd · 2.0 ba · 1,479 sqft · Townhouse · 284 Days on market

Poor condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Cash flow +3.6/30.0
• Condition / age +1.0/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Key facts

• Car wash bay
• Guest suite
• Garden plots

Tags

• ONE-LEVEL LIVING SPACE
• GUEST SUITE
• GARDEN PLOTS
• UNDERGROUND HEATED PARKING
• CAR WASH BAY
• FULLY SECURE BUILDING

🏗️ New construction. The $230,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $383,521.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $230k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (17.2% below list).
• Recommended offer: $190k (17.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#5 in ND, #2,213 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: crime C-, amenities D+, commute F.
• Bismarck 1 (urban): math 41% / reading 42% proficiency, ranked #25 of 53 in ND (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Liberty Elementary School (math 57% / reading 49%, grade C, #52 of 236 statewide, top 22%, 496 students, 5% FRL); Horizon Middle School (math 42% / reading 50%, grade D+, #13 of 35 statewide, top 35%, 1,044 students, 14% FRL); Century High School (math 43% / reading 63%, grade C-, #14 of 144 statewide, top 9%, 1,427 students, 12% FRL).
• Market conditions: Rents rising fast (+11.8%/yr); 748 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 162d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 259 units permitted in Burleigh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Burleigh County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 284 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.

Recommended offer $190,393 (17.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 284 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.50% ✗
• Cap rate: 2.71%
• Cash-on-cash: -12.81%
• DSCR: 0.43
• GRM: 16.8

CMA / ARV

• ARV (median comp): $383,521
• List price: $230,000
• Delta: -40.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
707 Calvert Dr	0.69mi	2/2.0	1,529 (+3%)	3mo	$405,000	$265	60
5625 Marble Pt	0.75mi	3/2.0 (+1)	1,561 (+6%)	0mo	$497,900	$319	51
713 Bremner Ave	0.63mi	2/2.0	1,334 (-10%)	5mo	$375,000	$281	50
811 Bremner Ave	0.68mi	3/2.0 (+1)	1,603 (+8%)	0mo	$389,900	$243	49
702 Bremner Ave	0.61mi	3/2.5 (+1)	1,584 (+7%)	6mo	$319,999	$202	48
810 Bremner Ave	0.68mi	3/2.5 (+1)	1,567 (+6%)	5mo	$305,000	$195	47
821 Bremner Ave	0.72mi	3/2.5 (+1)	1,567 (+6%)	3mo	$305,000	$195	47
806 Bremner Ave	0.66mi	3/2.5 (+1)	1,567 (+6%)	7mo	$305,000	$195	46
808 Bremner Ave	0.67mi	3/2.5 (+1)	1,586 (+7%)	5mo	$305,000	$192	46
804 Bremner Ave	0.66mi	3/2.5 (+1)	1,586 (+7%)	6mo	$305,000	$192	45
823 Bremner Ave	0.72mi	3/2.5 (+1)	1,586 (+7%)	3mo	$305,000	$192	44
5311 Normandy St	0.66mi	3/2.5 (+1)	1,667 (+13%)	5mo	$509,900	$306	37

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -35.0%
• Equity multiple: -0.16×
• Total profit: $-125,066
• Equity at exit: $57,184

10-year hold

• IRR: -25.1%
• Equity multiple: -0.46×
• Total profit: $-157,005
• Equity at exit: $33,160

Cash invested: $107,386 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 16 active · 17 under contract
• Months of supply: 4.8 mo (21%/mo absorbed)
• Median asking: $208,500 ($158/sqft)
• Median days on market: 284 d
• This list price: 69% of active listings are priced below it
• ARV vs active asking: +64.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 58503

• Home prices YoY: -25.6%
• Rents YoY: 11.8%
• Active inventory: 748
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,904 high
• Mortgage (P&I): −$2,011
• Tax est. 1.5%: −$479 /mo · $5,753/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-1,146

Break-even live

Break-even rent $3,355

Max offer price $217,646

Occupancy floor —

Sensitivity live

Price	-10% $-881	-5% $-1,014	+0% $-1,146	+5% $-1,279	+10% $-1,411
Rent	-10% $-1,297	-5% $-1,222	+0% $-1,146	+5% $-1,071	+10% $-996
Rate	-1.0pp $-953	-0.5pp $-1,049	base $-1,146	+0.5pp $-1,246	+1.0pp $-1,347

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: $95,880
• Closing costs: $11,506
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4231 Serenity Ct Bismarck, ND	3.0	2.5	1562	$2,395	$1.53	162d	1	0.47mi
4227 Serenity Ct Bismarck, ND	3.0	2.5	1562	$2,395	$1.53	162d	1	0.47mi
4442 Serenity Ct Bismarck, ND	3.0	2.5	1544	$2,395	$1.55	162d	1	0.48mi
4201 Montreal St Bismarck, ND	1.0–3.0	1.0–2.0	1092	$1,513	$1.38	0d	12	0.55mi
711 Weyburn Dr Bismarck, ND	3.0	3.0	1586	$2,350	$1.48	24d	1	0.63mi
4126A Normandy St Bismarck, ND	2.0	1.5	1468	$1,750	$1.19	162d	1	0.69mi
202 E Greenfield Ln Apt 208 Bismarck, ND	2.0	1.5	1216	$1,675	$1.38	0d	1	0.77mi
220 E Greenfield Ln Unit B-402 Bismarck, ND	2.0	2.0	1141	$1,661	$1.46	162d	1	0.81mi
5657 Niagara Dr Unit L1 Bismarck, ND	3.0	2.5	1707	$1,950	$1.14	1d	1	0.85mi
425 E Calgary Ave Bismarck, ND	2.0–3.0	2.0	1020	$1,421	$1.39	0d	4	1.05mi
3415 Montreal St Apt 202 Bismarck, ND	2.0	2.0	1061	$1,365	$1.29	10d	1	1.13mi
444 E Brandon Dr Bismarck, ND	2.0–3.0	2.0	900	$1,110	$1.23	162d	1	1.16mi

Property features AI

Finance

• Financial info: List price $230,000

Exterior

• Home design: Lewiston plan modelLocated at N Washington Street and Medora Ave, Bismarck, ND 58503
• Exterior features: Living area approximately 1,479

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan named Lewiston (new construction plan)

Listing history 50 events

1. 2026-11-08
   days on market $230,000 Active 284 DOM
2. 2026-11-07
   days on market $230,000 Active 283 DOM
3. 2026-11-06
   days on market $230,000 Active 282 DOM
4. 2026-11-05
   days on market $230,000 Active 281 DOM
5. 2026-11-04
   days on market $230,000 Active 280 DOM
6. 2026-11-02
   days on market $230,000 Active 278 DOM
7. 2026-11-01
   days on market $230,000 Active 277 DOM
8. 2026-10-31
   days on market $230,000 Active 276 DOM
9. 2026-10-30
   days on market $230,000 Active 275 DOM
10. 2026-10-29
    days on market $230,000 Active 274 DOM
11. 2026-10-28
    days on market $230,000 Active 273 DOM
12. 2026-10-27
    days on market $230,000 Active 272 DOM
13. 2026-10-26
    days on market $230,000 Active 271 DOM
14. 2026-10-25
    days on market $230,000 Active 270 DOM
15. 2026-10-24
    days on market $230,000 Active 269 DOM
16. 2026-10-23
    days on market $230,000 Active 268 DOM
17. 2026-10-22
    days on market $230,000 Active 267 DOM
18. 2026-10-21
    days on market $230,000 Active 266 DOM
19. 2026-10-20
    days on market $230,000 Active 265 DOM
20. 2026-10-19
    days on market $230,000 Active 264 DOM
21. 2026-10-18
    days on market $230,000 Active 263 DOM
22. 2026-10-17
    days on market $230,000 Active 262 DOM
23. 2026-10-16
    days on market $230,000 Active 261 DOM
24. 2026-10-15
    days on market $230,000 Active 260 DOM
25. 2026-10-14
    days on market $230,000 Active 259 DOM
26. 2026-10-13
    days on market $230,000 Active 258 DOM
27. 2026-10-12
    days on market $230,000 Active 257 DOM
28. 2026-10-11
    days on market $230,000 Active 256 DOM
29. 2026-10-10
    days on market $230,000 Active 255 DOM
30. 2026-10-09
    days on market $230,000 Active 254 DOM
31. 2026-10-08
    days on market $230,000 Active 253 DOM
32. 2026-10-07
    days on market $230,000 Active 252 DOM
33. 2026-10-06
    days on market $230,000 Active 251 DOM
34. 2026-10-05
    days on market $230,000 Active 250 DOM
35. 2026-10-04
    days on market $230,000 Active 249 DOM
36. 2026-10-03
    days on market $230,000 Active 248 DOM
37. 2026-10-02
    days on market $230,000 Active 247 DOM
38. 2026-10-01
    days on market $230,000 Active 246 DOM
39. 2026-09-30
    days on market $230,000 Active 245 DOM
40. 2026-09-29
    days on market $230,000 Active 244 DOM
41. 2026-09-28
    days on market $230,000 Active 243 DOM
42. 2026-09-27
    days on market $230,000 Active 242 DOM
43. 2026-09-26
    days on market $230,000 Active 241 DOM
44. 2026-09-25
    days on market $230,000 Active 240 DOM
45. 2026-09-24
    days on market $230,000 Active 239 DOM
46. 2026-09-24
    days on market $230,000 Active 238 DOM
47. 2026-09-22
    days on market $230,000 Active 237 DOM
48. 2026-09-20
    days on market $230,000 Active 235 DOM
49. 2026-09-19
    days on market $230,000 Active 234 DOM
50. 2026-09-18
    days on market $230,000 Active 233 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,847
• − Mortgage interest: −$21,483
• − Property taxes: −$5,753
• − Insurance: −$1,918
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − Depreciation: −$11,157
• Taxable loss: −$21,119
• Est. tax savings @ 24.0%: +$5,069
• After-tax cash flow: $-8,687/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 · 2 photos

Poor 20/100 Extensive rehab Est. rehab $73,950–$133,110 screening

The property is in poor condition with significant repairs and maintenance needed, including a new roof and landscaping/fencing. These updates would significantly increase its resale and rental value.

Repairs flagged

• Major roof — The independent aerial image shows a large, irregularly-shaped roof structure, which may indicate a need for replacement.
• Major exterior — The independent aerial image shows a lack of landscaping or fencing, which is typical for a townhouse in a rural or suburban setting.

Value-add opportunities

• Both landscaping and fencing — Landscaping and fencing can enhance curb appeal and property value, making it more attractive for both resale and rental. ↑
• Both roof replacement — A new roof will improve the home's structural integrity and appearance, making it more attractive for both resale and rental. ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Liberty Elementary School C ND #52/236 Nat'l #10,986/41,679 Middle Horizon Middle School D+ ND #13/35 Nat'l #4,433/14,009 High Century High School C- ND #14/144 Nat'l #4,893/17,239

Schools (NCES district)

• District: Bismarck 1
• NCES district ID: 3800014
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $60,649
• Composite: 36.76/100
• National rank: #4577
• State rank: #25 of 53 in ND

B Composite livability gradescore 79/100

Livability — Bismarck

• Score: 79/100
• State rank: #5
• US rank: #2213

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bismarck, ND
• County: Burleigh County · 119,359 people
• City population: 97,300
• Metro: Bismarck, ND
• Population (ZIP): 37,683
• Household income: $102,333
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 5% of renters

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Population outlook (Burleigh County) Hauer SSP2

• Today (2025): 119,359 people
• By 2030: 133,047 · +11.5%
• By 2040: 161,545 · +35.3%
• By 2050: 191,960 · +60.8%
• By 2075: 274,569 · +130.0%
• By 2100: 350,910 · +194.0%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 2% Asian 2% Black 1%
• Languages at home: 95% English-only · German/W. Germanic 2% Spanish 1% Tagalog/Filipino 1%

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Political lean MEDSL · Burleigh

• 2024 margin: Solid R (+43.2) · D 27.5% · R 70.7% · Other 1.8%
• 2008→2024 swing: -19.7pp toward R · 2008: -23.6pp · 2024: -43.2pp
• All cycles: 2024: R+43.2 2020: R+40.2 2016: R+46.1 2012: R+32.1 2008: R+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.96%
• Current HPI: 223.9683
• Rent YoY: ▲ 11.79%
• Metro: Bismarck, ND
• State GDP YoY: ▲ 2.09%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in ND)

Industry	F500 HQs	Revenue
▸Utilities / Construction	1	$6B

Property features AI

Finance

• Financial info: List price $230,000

Exterior

• Home design: Lewiston plan modelLocated at N Washington Street and Medora Ave, Bismarck, ND 58503
• Exterior features: Living area approximately 1,479

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan named Lewiston (new construction plan)