202 4th Ave SW · Jamestown, ND 58401

$68,000

2 bd · 1.0 ba · 915 sqft · Other · 60 Days on market

Built 1925 3,600 sqft lot

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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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Brick fireplace
• Spacious kitchen
• Unfinished basement

Tags

• CORNER LOT
• BRICK FIREPLACE
• SPACIOUS KITCHEN
• DINING ROOM
• MUDROOM
• UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: Detached garage (1 car), garage faces side, concrete surface
• Utilities: Public water; Public sewer; Natural gas available and connected; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; Two levels; Residential property; Corner, level, rectangular lot; Roads are paved/asphalt
• Construction: Wood siding; Shingle/asphalt roof; Concrete perimeter foundation; Basement: concrete, unfinished with storage space
• Exterior features: Enclosed porch; Porch

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan cooling
• Interior features: Ceiling fans; Living room wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $68k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($917 rent vs $68k).
• Recommended offer: $66k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $470 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $19k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,960 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. 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.
6. 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.
7. 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: 1.35% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.58%
• DSCR: 1.69
• GRM: 6.2

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: 7.2%
• Equity multiple: 1.28×
• Total profit: $5,376
• Equity at exit: $10,139

10-year hold

• IRR: 17.1%
• Equity multiple: 2.45×
• Total profit: $27,655
• Equity at exit: $5,879

Cash invested: $19,040 (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: 6.2×

Monthly cashflow live

• Estimated rent: $917 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$92 /mo · $1,103/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $247

Break-even live

Break-even rent $604

Max offer price $68,000

Occupancy floor 68%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $68,000 Active 60 DOM
2. 2026-06-18
   days on market $68,000 Active 59 DOM
3. 2026-06-17
   days on market $68,000 Active 58 DOM
4. 2026-06-16
   days on market $68,000 Active 57 DOM
5. 2026-06-15
   days on market $68,000 Active 56 DOM
6. 2026-06-14
   days on market $68,000 Active 54 DOM
7. 2026-06-12
   days on market $68,000 Active 53 DOM
8. 2026-06-09
   days on market $68,000 Active 50 DOM
9. 2026-06-08
   days on market $68,000 Active 49 DOM
10. 2026-06-07
    days on market $68,000 Active 48 DOM
11. 2026-06-05
    days on market $68,000 Active 46 DOM
12. 2026-06-04
    days on market $68,000 Active 44 DOM
13. 2026-06-02
    days on market $68,000 Active 43 DOM
14. 2026-06-01
    days on market $68,000 Active 42 DOM
15. 2026-05-31
    days on market $68,000 Active 41 DOM
16. 2026-05-31
    days on market $68,000 Active 40 DOM
17. 2026-04-20
    listed $68,000 Active

ⓘ 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: $1,103 · $92/mo
• Projected year-2 tax: $1,103 · $92/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: $10,999
• − Mortgage interest: −$3,809
• − Property taxes: −$1,103
• − Insurance: −$340
• − Repairs & maintenance: −$880
• − Management: −$880
• − Depreciation: −$1,978
• Taxable income: $2,008
• Est. tax owed @ 24.0%: −$482
• After-tax cash flow: $2,485/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

• Census place: Jamestown, ND
• 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

1 event — show timeline

• 2026-04-20 Listed $68,000 GNMLS

Property tax history

+4.7%/yr

Latest (2025): $1,103 · +81.5% YoY. Source: county tax records.