209 2nd St · Page, ND 58064

$152,500

2 bd · 2.0 ba · 1,042 sqft · SingleFamily public records · 44 Days on market

Built 1898 0.32 ac lot

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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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• 1% rule +1.3/10.0

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1898

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: City water connected; City sewer connected; Electric and propane fuel
• Home design: Residential property; One and one-half story; Above-grade finished area 1,330 sq ft; Below-grade area 650 sq ft
• Construction: Block foundation; Block basement; Sump pump in basement
• Exterior features: Rear porch; Wood exterior; No fencing; Lot approximately 0.321 acres (100 x 140) on a county road with public maintenance

Interior

• Kitchen: Range; Dishwasher; Microwave; Refrigerator; Freezer
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating; Forced air heating; Central air conditioning
• Interior features: Dishwasher; Dryer; Electric water heater; Freezer; Microwave; Range; Refrigerator; Washer; Unfinished basement with block foundation and sump pump
• Laundry & utility: Main level laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $-205 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (23.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (37.4% below list).
• Recommended offer: $96k (37.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#95 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime C-, health & safety D+, amenities F.
• Market conditions: 2 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 $1k of equity ($1k loan paydown + $-25 appreciation (-0.0% local appreciation)).
• Cass County population projected at +69% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.
• Current owner paid $35k; list at $152k implies a 336% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,529 (37.4% 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 44 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1898 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.63% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.77%
• DSCR: 0.74
• GRM: 13.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.59×
• Total profit: $-17,706
• Equity at exit: $44,157

10-year hold

• IRR: -2.8%
• Equity multiple: 0.71×
• Total profit: $-12,568
• Equity at exit: $52,980

Cash invested: $42,700 (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 58064

• Home prices YoY: -0.0%
• Active inventory: 2
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $955 medium
• Mortgage (P&I): −$800
• Tax from tax record: −$97 /mo · $1,162/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $-205

Break-even live

Break-even rent $1,215

Max offer price $116,207

Occupancy floor —

Sensitivity live

Price	-10% $-119	-5% $-162	+0% $-205	+5% $-249	+10% $-292
Rent	-10% $-281	-5% $-243	+0% $-205	+5% $-168	+10% $-130
Rate	-1.0pp $-129	-0.5pp $-167	base $-205	+0.5pp $-245	+1.0pp $-285

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: $38,125
• Closing costs: $4,575
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $152,500 Active 44 DOM
2. 2026-06-17
   days on market $152,500 Active 43 DOM
3. 2026-06-16
   days on market $152,500 Active 42 DOM
4. 2026-06-15
   days on market $152,500 Active 41 DOM
5. 2026-06-13
   days on market $152,500 Active 39 DOM
6. 2026-06-12
   days on market $152,500 Active 38 DOM
7. 2026-06-09
   days on market $152,500 Active 35 DOM
8. 2026-06-08
   days on market $152,500 Active 34 DOM
9. 2026-06-07
   days on market $152,500 Active 33 DOM
10. 2026-06-05
    days on market $152,500 Active 31 DOM
11. 2026-06-04
    days on market $152,500 Active 29 DOM
12. 2026-06-02
    days on market $152,500 Active 28 DOM
13. 2026-06-01
    days on market $152,500 Active 27 DOM
14. 2026-05-31
    days on market $152,500 Active 26 DOM
15. 2026-05-05
    listed $155,000 Active
16. 2020-08-28
    historical
17. 2020-06-05
    listed $119,900
18. 2011-11-17
    soldstatus $35,000
19. 2006-07-27
    soldstatus $35,000

ⓘ 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: $1,162 · $97/mo
• Projected year-2 tax: $1,494 · $125/mo
• Expected delta: +$332/yr (+$28/mo · 28.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,463
• − Mortgage interest: −$8,542
• − Property taxes: −$1,162
• − Insurance: −$762
• − Repairs & maintenance: −$917
• − Management: −$917
• − Depreciation: −$4,436
• Taxable loss: −$5,274
• Est. tax savings @ 24.0%: +$1,266
• After-tax cash flow: $-1,200/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)

No district data.

Livability — Page

• Score: 69/100
• State rank: #95
• US rank: #8226

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Page, ND
• Population (ZIP): 444

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Portuguese 23% Scotch-Irish 5% Scottish 4%
• Languages at home: 93% English-only · German/W. Germanic 7%

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: ▬ -0.02%
• Current HPI: 94.3545
• 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

+342.9% since first listed

5 events — show timeline

• 2026-05-05 Listed $155,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-08-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-05 Listed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2011-11-17 Sold (Public Records) $35,000 Public Records
• 2006-07-27 Sold (Public Records) $35,000 Public Records

Property tax history

+15.8%/yr

Latest (2025): $1,162 · -4.0% YoY. Source: county tax records.