338 3rd St NW · Gwinner, ND 58040

$88,000

3 bd · 2.0 ba · 1,440 sqft · SingleFamily · 19 Days on market

Built 2015 Good condition 6,999 sqft lot

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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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0

Key facts

• Extra storage space
• Insulated addition
• Walk-in closet

Tags

• OPEN-CONCEPT FLOOR PLAN
• WALK-IN CLOSET
• PRIVATE EN-SUITE BATHROOM
• INSULATED ADDITION
• EXTRA STORAGE SPACE
• CENTRAL AIR CONDITIONING

Property features AI

Exterior

• Parking: Carport; Driveway; Parking pad; No garage
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One story
• Construction: Vinyl siding; Shingle roof; Pillar/post/pier foundation; Built as a residential single family home
• Exterior features: Corner lot; Paved city street frontage; Publicly maintained road; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Pantry
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $88k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $87k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#40 in ND) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, health & safety D+, amenities F.
• North Sargent 3 (rural): math 25% / reading 50% proficiency, ranked #108 of 169 in ND (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 5 active listings in the ZIP; 1 units permitted in Sargent County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($608 loan paydown + $3k appreciation (3.0% local appreciation)).
• Sargent County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Recommended offer $86,680 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.34% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.72%
• DSCR: 1.70
• GRM: 6.2

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: 22.3%
• Equity multiple: 2.27×
• Total profit: $31,183
• Equity at exit: $39,569

10-year hold

• IRR: 23.3%
• Equity multiple: 4.34×
• Total profit: $82,227
• Equity at exit: $60,980

Cash invested: $24,640 (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 58040

• Active inventory: 5
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,179 medium
• Mortgage (P&I): −$461
• Tax est. 1.5%: −$110 /mo · $1,320/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $323

Break-even live

Break-even rent $770

Max offer price $88,000

Occupancy floor 68%

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $88,000 Active 19 DOM
2. 2026-06-17
   days on market $88,000 Active 18 DOM
3. 2026-06-16
   days on market $88,000 Active 17 DOM
4. 2026-06-15
   days on market $88,000 Active 16 DOM
5. 2026-06-13
   days on market $88,000 Active 14 DOM
6. 2026-06-12
   days on market $88,000 Active 13 DOM
7. 2026-06-09
   days on market $88,000 Active 10 DOM
8. 2026-06-08
   days on market $88,000 Active 9 DOM
9. 2026-06-07
   days on market $88,000 Active 8 DOM
10. 2026-06-05
    days on market $88,000 Active 6 DOM
11. 2026-06-04
    days on market $88,000 Active 4 DOM
12. 2026-06-02
    days on market $88,000 Active 3 DOM
13. 2026-06-01
    days on market $88,000 Active 2 DOM
14. 2026-05-31
    listed $88,000 Active 1 DOM

ⓘ 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 2/10 Low 7 d/yr ≥99°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,142
• − Mortgage interest: −$4,929
• − Property taxes: −$1,320
• − Insurance: −$440
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$2,560
• Taxable income: $2,630
• Est. tax owed @ 24.0%: −$631
• After-tax cash flow: $3,243/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 mobile home is in good condition with minimal repairs needed. Painting the exterior and updating the interior will significantly increase its value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint enhances curb appeal and value
• Both Replace carpet in living room — Carpet is worn and could be replaced with a more modern option
• Both Update kitchen cabinets — Older cabinets could be replaced with modern ones

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint enhances curb appeal and value ↑
• Both Replace carpet in living room — Carpet is worn and could be replaced with a more modern option ↑
• Both Update kitchen cabinets — Older cabinets could be replaced with modern ones ↑

ⓘ 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: North Sargent 3
• NCES district ID: 3814290
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $57,720
• Composite: 35.64/100
• National rank: #9699
• State rank: #108 of 169 in ND

Livability — Gwinner

• Score: 72/100
• State rank: #40
• US rank: #5720

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gwinner, ND
• Population (ZIP): 1,041

Population outlook (Sargent County) Hauer SSP2

• Today (2025): 3,960 people
• By 2030: 3,997 · +0.9%
• By 2040: 4,070 · +2.8%
• By 2050: 4,137 · +4.5%
• By 2075: 4,790 · +21.0%
• By 2100: 5,588 · +41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 9% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 21% Lithuanian 2% Romanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 89% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Sargent

• 2024 margin: Solid R (+32.7) · D 32.8% · R 65.5% · Other 1.8%
• 2008→2024 swing: -50.2pp toward R · 2008: 17.5pp · 2024: -32.7pp
• All cycles: 2024: R+32.7 2020: R+25.5 2016: R+20.0 2012: D+9.9 2008: D+17.5

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

1 event — show timeline

• 2026-05-29 Listed $88,000 GNMLS