703 7th Ave Ave · Edmore, ND 58330

$70,000

2 bd · 1.0 ba · 1,248 sqft · Other public records · 187 Days on market

Built 1940 3.58 ac lot ↓ 29% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 3.58 acre lot
• 2 garage spots
• Built 1940

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water
• Home design: Single-family residence; One level
• Construction: Metal siding
• Exterior features: Deck

Interior

• Bathrooms: One three-quarter bathroom
• Heating & cooling: Baseboard heating
• Interior features: Partial basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#223 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, schools A-; Watch: health & safety D+, crime D, housing D.
• Edmore 2 (rural): math 60% / reading 80% proficiency, ranked #3 of 169 in ND (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 2 active listings in the ZIP; 6 units permitted in Ramsey County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($484 loan paydown + $2k appreciation (3.0% local appreciation)).
• Ramsey County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $28k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 A-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.48% ✓
• Cap rate: 13.29%
• Cash-on-cash: 25.00%
• DSCR: 2.11
• GRM: 5.6

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: 31.1%
• Equity multiple: 2.76×
• Total profit: $34,414
• Equity at exit: $31,475

10-year hold

• IRR: 31.4%
• Equity multiple: 5.39×
• Total profit: $86,032
• Equity at exit: $48,507

Cash invested: $19,600 (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 58330

• Active inventory: 2
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,039 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$16 /mo · $192/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $408

Break-even live

Break-even rent $522

Max offer price $70,000

Occupancy floor 56%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-16
   days on market $70,000 Active 187 DOM
2. 2026-06-15
   days on market $70,000 Active 186 DOM
3. 2026-06-13
   days on market $70,000 Active 184 DOM
4. 2026-06-12
   days on market $70,000 Active 183 DOM
5. 2026-06-09
   days on market $70,000 Active 180 DOM
6. 2026-06-08
   days on market $70,000 Active 179 DOM
7. 2026-06-07
   days on market $70,000 Active 178 DOM
8. 2026-06-05
   days on market $70,000 Active 176 DOM
9. 2026-06-04
   days on market $70,000 Active 174 DOM
10. 2026-06-02
    days on market $70,000 Active 173 DOM
11. 2026-06-01
    days on market $70,000 Active 172 DOM
12. 2026-05-31
    days on market $70,000 Active 171 DOM
13. 2026-05-12
    status Active
14. 2026-04-30
    historical Active Under Contract
15. 2026-04-16
    price $70,000
16. 2026-04-01
    price $75,000
17. 2026-02-17
    price $86,000
18. 2025-12-11
    listed $98,500 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: $192 · $16/mo
• Projected year-2 tax: $686 · $57/mo
• Expected delta: +$494/yr (+$41/mo · 256.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,466
• − Mortgage interest: −$3,921
• − Property taxes: −$192
• − Insurance: −$350
• − Repairs & maintenance: −$997
• − Management: −$997
• − Depreciation: −$2,036
• Taxable income: $3,972
• Est. tax owed @ 24.0%: −$953
• After-tax cash flow: $3,947/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: Edmore 2
• NCES district ID: 3805950
• Math proficiency: 60% ▬ 0.00%
• Reading proficiency: 80% ▲ 20.00%
• Median HH income: $47,090
• Composite: 60.25/100
• National rank: #1744
• State rank: #3 of 169 in ND

Livability — Edmore

• Score: 63/100
• State rank: #223
• US rank: #15285

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edmore, ND
• Population (ZIP): 492

Population outlook (Ramsey County) Hauer SSP2

• Today (2025): 11,910 people
• By 2030: 12,089 · +1.5%
• By 2040: 12,568 · +5.5%
• By 2050: 13,136 · +10.3%
• By 2075: 16,531 · +38.8%
• By 2100: 20,500 · +72.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 7% Two or more races 1%
• Common ancestry: Portuguese 53% Romanian 4% Iranian 3%
• Foreign-born: 7% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Ramsey

• 2024 margin: Solid R (+40.3) · D 29.1% · R 69.3% · Other 1.6%
• 2008→2024 swing: -39.3pp toward R · 2008: -1.0pp · 2024: -40.3pp
• All cycles: 2024: R+40.3 2020: R+36.1 2016: R+32.8 2012: R+10.0 2008: R+1.0

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

-28.9% since first listed

6 events — show timeline

• 2026-05-12 Relisted — GFAAR
• 2026-04-30 Contingent — GFAAR
• 2026-04-16 Price Changed $70,000 GFAAR
• 2026-04-01 Price Changed $75,000 GFAAR
• 2026-02-17 Price Changed $86,000 GFAAR
• 2025-12-11 Listed $98,500 GFAAR

Property tax history

+30.9%/yr

Latest (2022): $192 · +30.9% YoY. Source: county tax records.