520 Main Ave · Alice, ND 58031

$82,000

1 bd · 1.0 ba · 324 sqft · SingleFamily public records · 211 Days on market

Built 2013 0.36 ac lot ↓ 3% 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 +14.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• In floor heat
• Manufactured home
• Concrete driveway

Tags

• MANUFACTURED HOME
• DOUBLE SIZE CORNER LOT
• CONCRETE DRIVEWAY
• IN FLOOR HEAT

Property features AI

Exterior

• Parking: Carport; Gravel parking; 1 carport space
• Utilities: Private sewer; Propane
• Home design: Residential property; Manufactured home; One story; Entry level: main
• Construction: Asphalt roof; Pillar/post/pier foundation; Above grade finished area 864 (living area 864)
• Exterior features: Vinyl exterior; Deck; Corner lot; Irregular lot

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater; Fuel tank (rented)
• Bedrooms: 1 bedroom (main level)
• Bathrooms: Main floor 3/4 bath (1)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Has fireplace (1); Eat-in kitchen; Primary bedroom with walk-in closet; No basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $19 ($227/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 $74k (9.6% below list).
• Recommended offer: $72k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#278 in ND) — a working-class tenant base; expect higher turnover. Strengths: employment A+, cost of living A+, crime A; Watch: health & safety D+, schools F, amenities F.
• Enderlin Area 24 (rural): math 40% / reading 40% proficiency, ranked #99 of 169 in ND (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 1,218 units permitted in Cass County in 2024 (410 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($567 loan paydown + $2k appreciation (3.0% local appreciation)).
• Cass County population projected at +69% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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.

Recommended offer $72,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.90% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 8.4%
• Equity multiple: 1.48×
• Total profit: $11,093
• Equity at exit: $36,871

10-year hold

• IRR: 11.0%
• Equity multiple: 2.65×
• Total profit: $37,831
• Equity at exit: $56,822

Cash invested: $22,960 (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 58031

• Active inventory: 3
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $741 medium
• Mortgage (P&I): −$430
• Tax est. 1.5%: −$102 /mo · $1,230/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$156
• Net cashflow: $19

Break-even live

Break-even rent $717

Max offer price $82,000

Occupancy floor 92%

Sensitivity live

Price	-10% $76	-5% $47	+0% $19	+5% $-9	+10% $-38
Rent	-10% $-40	-5% $-10	+0% $19	+5% $48	+10% $77
Rate	-1.0pp $60	-0.5pp $40	base $19	+0.5pp $-2	+1.0pp $-24

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $82,000 Active 211 DOM
2. 2026-06-21
   days on market $82,000 Active 210 DOM
3. 2026-06-18
   days on market $82,000 Active 208 DOM
4. 2026-06-17
   days on market $82,000 Active 207 DOM
5. 2026-06-16
   days on market $82,000 Active 206 DOM
6. 2026-06-15
   days on market $82,000 Active 205 DOM
7. 2026-06-13
   days on market $82,000 Active 203 DOM
8. 2026-06-12
   days on market $82,000 Active 202 DOM
9. 2026-06-09
   days on market $82,000 Active 199 DOM
10. 2026-06-08
    days on market $82,000 Active 198 DOM
11. 2026-06-07
    days on market $82,000 Active 197 DOM
12. 2026-06-05
    days on market $82,000 Active 195 DOM
13. 2026-06-04
    days on market $82,000 Active 193 DOM
14. 2026-06-02
    days on market $82,000 Active 192 DOM
15. 2026-06-01
    days on market $82,000 Active 191 DOM
16. 2026-05-31
    days on market $82,000 Active 190 DOM
17. 2026-05-27
    status Active
18. 2026-05-14
    historical
19. 2025-11-08
    listed $82,000 Active
20. 2025-08-08
    historical
21. 2025-06-12
    price $92,000
22. 2025-05-20
    listed $94,900 Active
23. 2023-08-31
    historical
24. 2022-06-21
    listed $87,000
25. 2021-09-14
    historical
26. 2021-08-12
    listed $84,900

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,895
• − Mortgage interest: −$4,593
• − Property taxes: −$1,230
• − Insurance: −$410
• − Repairs & maintenance: −$712
• − Management: −$712
• − Depreciation: −$2,385
• Taxable loss: −$1,147
• Est. tax savings @ 24.0%: +$275
• After-tax cash flow: $502/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: Enderlin Area 24
• NCES district ID: 3800061
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 40% ▲ 5.00%
• Median HH income: $50,999
• Composite: 37.02/100
• National rank: #9082
• State rank: #99 of 169 in ND

Livability — Alice

• Score: 59/100
• State rank: #278
• US rank: #19932

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alice, ND
• Population (ZIP): 327

Population outlook (Cass County) Hauer SSP2

• Today (2025): 223,771 people
• By 2030: 251,835 · +12.5%
• By 2040: 311,816 · +39.3%
• By 2050: 378,694 · +69.2%
• By 2075: 571,386 · +155.3%
• By 2100: 769,727 · +244.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Native American 19%
• Common ancestry: Portuguese 45% Lithuanian 2% Danish 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Cass

• 2024 margin: Lean R (+8.4) · D 44.9% · R 53.3% · Other 1.9%
• 2008→2024 swing: -15.5pp toward R · 2008: 7.1pp · 2024: -8.4pp
• All cycles: 2024: R+8.4 2020: R+2.7 2016: R+10.7 2012: R+3.0 2008: D+7.1

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

-3.4% since first listed

10 events — show timeline

• 2026-05-27 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-08 Listed $82,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-12 Price Changed $92,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-05-20 Listed $94,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-08-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2022-06-21 Listed $87,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-09-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-12 Listed $84,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

-3.5%/yr

Latest (2025): $119 · +2.1% YoY. Source: county tax records.