206 Washington St · Noonan, ND 58765

$15,000

3 bd · 1.0 ba · 828 sqft · Other public records · 241 Days on market

Built 1980 7,000 sqft lot ↓ 16% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Mobile Home on Land located in the quiet Northern ND town of Noonan. Home sits on a nice landscaped lot with extra room to build a garage or have a newer mobile/manufactured home brought in. Front covered deck and insulated addition for storage/mudroom. Off street parking. Newer appliances in kitchen and small dining room. Perfect starter home! Propane tank is rented through New Centry Ag. Condition of CA unit is unknown. Some flooring will need put in, from when new sub-flooring was replaced recently. Small newer vinyl shed. Newer steel roofing on Addition. Original roof on mobile home, but has been re-sealed and does not leak.

Key facts

• 7,000 sq ft lot
• Built 1980
• Listed 240 days

Property features AI

Exterior

• Parking: Off-street parking; no garage
• Utilities: Public water; Public sewer; Electricity connected; Propane available; Cable available; Phone available
• Home design: Manufactured home on land (single wide); One story; Level, rectangular lot; Dirt road access; public maintained city street
• Construction: Aluminum siding; Rubber roof
• Exterior features: Shed(s) for storage; Storage space

Interior

• Kitchen: Oven
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (propane); No central cooling
• Interior features: Washer and dryer included; Oven
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $15k.

Deal economics

• At list price, monthly cash flow is $835 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $13k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#308 in ND) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: employment D, health & safety D, schools F.
• Divide County 1 (rural): math 30% / reading 43% proficiency, ranked #121 of 169 in ND (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP.

Forward outlook

• In year one you build about $554 of equity ($104 loan paydown + $450 appreciation (3.0% local appreciation)).
• Divide County population projected at +85% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $17k (53%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.

Recommended offer $13,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 8.12% ✓
• Cap rate: 73.08%
• Cash-on-cash: 238.52%
• DSCR: 11.61
• GRM: 1.0

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: —
• Equity multiple: 14.10×
• Total profit: $55,011
• Equity at exit: $6,745

10-year hold

• IRR: —
• Equity multiple: 29.90×
• Total profit: $121,365
• Equity at exit: $10,394

Cash invested: $4,200 (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 58765

• Active inventory: 8
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$79
• Tax from tax record: −$43 /mo · $513/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $835

Break-even live

Break-even rent $162

Max offer price $15,000

Occupancy floor 26%

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $15,000 Active 241 DOM
2. 2026-06-17
   days on market $15,000 Active 240 DOM
3. 2026-06-16
   days on market $15,000 Active 239 DOM
4. 2026-06-15
   days on market $15,000 Active 238 DOM
5. 2026-06-13
   days on market $15,000 Active 236 DOM
6. 2026-06-12
   pricedays on market $15,000 Active 235 DOM
7. 2026-06-09
   days on market $16,000 Active 232 DOM
8. 2026-06-08
   days on market $16,000 Active 231 DOM
9. 2026-06-07
   days on market $16,000 Active 230 DOM
10. 2026-06-05
    days on market $16,000 Active 228 DOM
11. 2026-06-04
    days on market $16,000 Active 226 DOM
12. 2026-06-02
    days on market $16,000 Active 225 DOM
13. 2026-06-01
    days on market $16,000 Active 224 DOM
14. 2026-05-31
    days on market $16,000 Active 223 DOM
15. 2026-05-31
    status $16,000 Active 222 DOM
16. 2026-05-04
    status Pending
17. 2026-04-27
    price $16,000
18. 2026-03-31
    price $24,000
19. 2026-02-16
    price $27,000
20. 2025-09-22
    listed $32,000 Active
21. 2023-08-07
    soldstatus 636-char remark

    Show marketing remark (636 chars)

    Mobile Home on Land located in the quiet Northern ND town of Noonan. Home sits on a nice landscaped lot with extra room to build a garage or have a newer mobile/manufactured home brought in. Front covered deck and insulated addition for storage/mudroom. Off street parking. Newer appliances in kitchen and small dining room. Perfect starter home! Propane tank is rented through New Centry Ag. Condition of CA unit is unknown. Some flooring will need put in, from when new sub-flooring was replaced recently. Small newer vinyl shed. Newer steel roofing on Addition. Original roof on mobile home, but has been re-sealed and does not leak.

22. 2023-07-20
    listed $19,000 636-char remark

    Show marketing remark (636 chars)

    Mobile Home on Land located in the quiet Northern ND town of Noonan. Home sits on a nice landscaped lot with extra room to build a garage or have a newer mobile/manufactured home brought in. Front covered deck and insulated addition for storage/mudroom. Off street parking. Newer appliances in kitchen and small dining room. Perfect starter home! Propane tank is rented through New Centry Ag. Condition of CA unit is unknown. Some flooring will need put in, from when new sub-flooring was replaced recently. Small newer vinyl shed. Newer steel roofing on Addition. Original roof on mobile home, but has been re-sealed and does not leak.

ⓘ 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: $513 · $43/mo
• Projected year-2 tax: $513 · $43/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,620
• − Mortgage interest: −$840
• − Property taxes: −$513
• − Insurance: −$75
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$436
• Taxable income: $10,416
• Est. tax owed @ 24.0%: −$2,500
• After-tax cash flow: $7,518/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: Divide County 1
• NCES district ID: 3805160
• Math proficiency: 30% ▼ -4.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $52,720
• Composite: 34.4/100
• National rank: #10182
• State rank: #121 of 169 in ND

Livability — Noonan

• Score: 57/100
• State rank: #308
• US rank: #22022

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Noonan, ND
• Population (ZIP): 305

Population outlook (Divide County) Hauer SSP2

• Today (2025): 3,235 people
• By 2030: 3,697 · +14.3%
• By 2040: 4,763 · +47.2%
• By 2050: 5,975 · +84.7%
• By 2075: 9,534 · +194.7%
• By 2100: 12,784 · +295.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 10%
• Common ancestry: Portuguese 42% English 4% Italian 3%
• Foreign-born: 6% · Canada
• Languages at home: 99% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Divide

• 2024 margin: Solid R (+55.4) · D 21.2% · R 76.5% · Other 2.3%
• 2008→2024 swing: -40.7pp toward R · 2008: -14.7pp · 2024: -55.4pp
• All cycles: 2024: R+55.4 2020: R+53.2 2016: R+52.0 2012: R+30.3 2008: R+14.7

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

-15.8% since first listed

7 events — show timeline

• 2026-05-04 Pending — GNMLS
• 2026-04-27 Price Changed $16,000 GNMLS
• 2026-03-31 Price Changed $24,000 GNMLS
• 2026-02-16 Price Changed $27,000 GNMLS
• 2025-09-22 Listed $32,000 GNMLS
• 2023-08-07 Sold (MLS) — GNMLS
• 2023-07-20 Listed $19,000 GNMLS

Property tax history

+17.4%/yr

Latest (2025): $513 · +156.8% YoY. Source: county tax records.