407 Roosevelt Ave NE · Bowbells, ND 58721

$109,900

3 bd · 2.0 ba · 1,178 sqft · SingleFamily · 21 Days on market

Built 1952 Good condition 10,500 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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Appreciation +5.0/10.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0

Key facts

• Fenced garden area
• 0.24 acre lot
• 2 garage spots

Tags

• WOOD BURNING FIREPLACE
• GENEROUSLY SIZED DINING ROOM
• PARTIALLY FENCED YARD
• FENCED GARDEN AREA
• DOUBLE DETACHED GARAGE

Property features AI

Finance

• Other: Property type: Residential single-family
• Financial info: Details not provided
• HOA & community: Details not provided

Exterior

• Parking: Detached 2-car garage with garage door opener; Garage faces side with alley access
• Security: Details not provided
• Utilities: Public water; Public sewer; Propane available; Electricity connected; Water connected; Sewer connected; Phone available; Cable available
• Home design: Single-family residence; One story
• Construction: Cement siding; Shingle roof; Has basement
• Exterior features: Rain gutters; Garden; Shed(s); Fenced backyard; Corner lot; Landscaped; Level, rectangular lot; Asphalt road frontage on a city street (public maintained)

Interior

• Kitchen: Dishwasher; Oven
• Bedrooms: Details not provided
• Flooring: Concrete; Laminate
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Propane heating; Fireplace heating; Ceiling fans for cooling; Wall/window air conditioning units
• Interior features: Ceiling fan(s); Window treatments; Living room fireplace
• Laundry & utility: Basement bath stubbed; Sump pump in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#115 in ND) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+; Watch: schools C-, health & safety D, amenities F.
• Bowbells 14 (rural): math 30% / reading 40% proficiency, ranked #124 of 169 in ND (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 3 active listings in the ZIP; 3 units permitted in Burke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($760 loan paydown + $3k appreciation (3.0% local appreciation)).
• Burke County population projected at +80% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, 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 21 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.00% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.34%
• DSCR: 1.19
• GRM: 8.3

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: 11.6%
• Equity multiple: 1.66×
• Total profit: $20,343
• Equity at exit: $49,416

10-year hold

• IRR: 13.7%
• Equity multiple: 3.03×
• Total profit: $62,527
• Equity at exit: $76,156

Cash invested: $30,772 (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 58721

• Active inventory: 3
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $111

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 85%

Sensitivity live

Price	-10% $187	-5% $149	+0% $111	+5% $73	+10% $35
Rent	-10% $24	-5% $68	+0% $111	+5% $155	+10% $198
Rate	-1.0pp $167	-0.5pp $139	base $111	+0.5pp $83	+1.0pp $54

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-12
   status Pending
2. 2026-04-21
   listed $109,900 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥94°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,227
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$3,197
• Taxable loss: −$441
• Est. tax savings @ 24.0%: +$106
• After-tax cash flow: $1,441/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This single-family home is in good condition with minimal repairs needed. It has a good roof, exterior, and interior, and is move-in ready.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Clean gutters — Improves drainage and overall appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Clean gutters — Improves drainage and overall appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Bowbells 14
• NCES district ID: 3803090
• Math proficiency: 30% ▲ 19.00%
• Reading proficiency: 40% ▲ 10.00%
• Median HH income: $57,671
• Composite: 33.69/100
• National rank: #10437
• State rank: #124 of 169 in ND

Livability — Bowbells

• Score: 68/100
• State rank: #115
• US rank: #10012

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bowbells, ND
• Population (ZIP): 426

Population outlook (Burke County) Hauer SSP2

• Today (2025): 3,017 people
• By 2030: 3,439 · +14.0%
• By 2040: 4,388 · +45.4%
• By 2050: 5,429 · +79.9%
• By 2075: 8,215 · +172.3%
• By 2100: 10,184 · +237.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Asian 5% Two or more races 2%
• Common ancestry: Portuguese 27% Iranian 1% Lithuanian 1%
• Foreign-born: 5%
• Languages at home: 95% English-only · Tagalog/Filipino 5%

Political lean MEDSL · Burke

• 2024 margin: Solid R (+74.1) · D 12.4% · R 86.5% · Other 1.1%
• 2008→2024 swing: -36.6pp toward R · 2008: -37.5pp · 2024: -74.1pp
• All cycles: 2024: R+74.1 2020: R+74.2 2016: R+73.8 2012: R+52.8 2008: R+37.5

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

2 events — show timeline

• 2026-05-12 Pending — GNMLS
• 2026-04-21 Listed $109,900 GNMLS