210 Chelsey Dr · Glenburn, ND 58740

$129,900

3 bd · 2.0 ba · 2,262 sqft · Other · 326 Days on market

Built 1964 6,534 sqft lot

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Why this score? — see what drove the C- 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 +16.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +5.1/10.0
• Appreciation +5.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Very nice remodeled townhome with new seamless textured steel siding with additional insulation (1/4" foam board). The home has been freshly painted throughout, with new baseboard and trim installed on the main floor, and the Seller will leave the rest of the trim if you want to install it on the second floor! The original hardwood floors have been refinished on the main floor, and are in great condition, also, on the second floor. The kitchen has been updated with new ceramic floor tile, new countertop and wonderful glass/ceramic mini-tile backsplash and refurbished cabinets. The master bedroom has it's own master bath. The outer basement walls are finished with drywall and insulated, and just needs inner walls if preferred, flooring, and ceiling to be finished off. The thermostat is programmable.

Key facts

• Unfinished basement
• Good sized backyard
• Built 1964

Tags

• LARGE INVITING LIVING ROOM
• GOOD SIZED BACKYARD
• UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Residential townhouse; Single-story
• Construction: Below-grade finished area present
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Range; Oven; Refrigerator
• Heating & cooling: Central air conditioning; Electric heating; Forced air; Propane heating
• Interior features: Dishwasher; Range; Oven; Refrigerator; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $80 ($960/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#106 in ND) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Glenburn 26 (rural): math 40% / reading 35% proficiency, ranked #110 of 169 in ND (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 4 units permitted in Renville County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($898 loan paydown + $4k appreciation (3.0% local appreciation)).
• Renville County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 326 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 326 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 1964 — 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. 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: 1.01% ✓
• Cap rate: 7.03%
• Cash-on-cash: 2.64%
• DSCR: 1.12
• GRM: 8.2

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: 10.0%
• Equity multiple: 1.57×
• Total profit: $20,803
• Equity at exit: $58,409

10-year hold

• IRR: 12.4%
• Equity multiple: 2.84×
• Total profit: $67,013
• Equity at exit: $90,015

Cash invested: $36,372 (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 58740

• Active inventory: 9
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,316 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$224 /mo · $2,692/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $80

Break-even live

Break-even rent $1,215

Max offer price $129,900

Occupancy floor 89%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $129,900 Active 326 DOM
2. 2026-06-18
   days on market $129,900 Active 325 DOM
3. 2026-06-17
   days on market $129,900 Active 324 DOM
4. 2026-06-16
   days on market $129,900 Active 323 DOM
5. 2026-06-15
   days on market $129,900 Active 322 DOM
6. 2026-06-14
   days on market $129,900 Active 320 DOM
7. 2026-06-12
   days on market $129,900 Active 319 DOM
8. 2026-06-09
   days on market $129,900 Active 316 DOM
9. 2026-06-08
   days on market $129,900 Active 315 DOM
10. 2026-06-07
    days on market $129,900 Active 314 DOM
11. 2026-06-02
    days on market $129,900 Active 309 DOM
12. 2026-06-01
    days on market $129,900 Active 308 DOM
13. 2026-05-31
    days on market $129,900 Active 307 DOM
14. 2026-05-30
    days on market $129,900 Active 306 DOM
15. 2026-04-09
    status Active
16. 2026-03-27
    historical Active Under Contract
17. 2025-11-25
    price $129,900
18. 2025-09-05
    price $134,900
19. 2025-07-28
    listed $139,900 Active
20. 2015-09-22
    soldstatus
21. 2015-09-18
    soldstatus 815-char remark

    Show marketing remark (815 chars)

    Very nice remodeled townhome with new seamless textured steel siding with additional insulation (1/4" foam board). The home has been freshly painted throughout, with new baseboard and trim installed on the main floor, and the Seller will leave the rest of the trim if you want to install it on the second floor! The original hardwood floors have been refinished on the main floor, and are in great condition, also, on the second floor. The kitchen has been updated with new ceramic floor tile, new countertop and wonderful glass/ceramic mini-tile backsplash and refurbished cabinets. The master bedroom has it's own master bath. The outer basement walls are finished with drywall and insulated, and just needs inner walls if preferred, flooring, and ceiling to be finished off. The thermostat is programmable.

22. 2015-03-17
    listed $129,000 815-char remark

    Show marketing remark (815 chars)

    Very nice remodeled townhome with new seamless textured steel siding with additional insulation (1/4" foam board). The home has been freshly painted throughout, with new baseboard and trim installed on the main floor, and the Seller will leave the rest of the trim if you want to install it on the second floor! The original hardwood floors have been refinished on the main floor, and are in great condition, also, on the second floor. The kitchen has been updated with new ceramic floor tile, new countertop and wonderful glass/ceramic mini-tile backsplash and refurbished cabinets. The master bedroom has it's own master bath. The outer basement walls are finished with drywall and insulated, and just needs inner walls if preferred, flooring, and ceiling to be finished off. The thermostat is programmable.

23. 2012-08-21
    soldstatus

ⓘ 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: $2,692 · $224/mo
• Projected year-2 tax: $2,692 · $224/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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,793
• − Mortgage interest: −$7,276
• − Property taxes: −$2,692
• − Insurance: −$650
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$3,779
• Taxable loss: −$1,131
• Est. tax savings @ 24.0%: +$271
• After-tax cash flow: $1,232/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: Glenburn 26
• NCES district ID: 3807850
• Math proficiency: 40% ▲ 10.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $56,443
• Composite: 35.57/100
• National rank: #9727
• State rank: #110 of 169 in ND

Livability — Glenburn

• Score: 68/100
• State rank: #106
• US rank: #9358

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glenburn, ND
• Population (ZIP): 744

Population outlook (Renville County) Hauer SSP2

• Today (2025): 2,678 people
• By 2030: 2,745 · +2.5%
• By 2040: 2,914 · +8.8%
• By 2050: 3,082 · +15.1%
• By 2075: 3,760 · +40.4%
• By 2100: 4,342 · +62.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Asian 1%
• Common ancestry: Portuguese 27% Romanian 5% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Renville

• 2024 margin: Solid R (+67.7) · D 14.9% · R 82.5% · Other 2.6%
• 2008→2024 swing: -45.8pp toward R · 2008: -21.8pp · 2024: -67.7pp
• All cycles: 2024: R+67.7 2020: R+64.1 2016: R+62.0 2012: R+35.5 2008: R+21.8

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

+0.7% since first listed

9 events — show timeline

• 2026-04-09 Relisted — MMLS
• 2026-03-27 Contingent — MMLS
• 2025-11-25 Price Changed $129,900 MMLS
• 2025-09-05 Price Changed $134,900 MMLS
• 2025-07-28 Listed $139,900 MMLS
• 2015-09-22 Sold (Public Records) — Public Records
• 2015-09-18 Sold (MLS) — MMLS
• 2015-03-17 Listed $129,000 MMLS
• 2012-08-21 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,692 · +8.8% YoY. Source: county tax records.