9410 53 Ave · Rolla, ND 58367

$1

3 bd · 1.0 ba · 1,200 sqft · SingleFamily · 149 Days on market

Built 1970 158 ac lot

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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
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Auction is postponed till further notice . Enjoy peaceful country living on 158 acres with this 3-bedroom, 1-bath ranch-style home surrounded by mature trees for added privacy. A wraparound deck invites outdoor living, while four outbuildings and grain bins offer ample storage and agricultural functionality. A rare opportunity for space, versatility, and rural tranquility. Highly productive farm ground near Rolla, North Dakota, consisting of 158 acres ±, this expansive and diverse property represents a truly outstanding opportunity to acquire high-quality agricultural land, recreational acreage, and a strategically located rural investment in one of north-central North Dakota's most respected and dependable farming regions, and it will be offered at auction in five individual parcels to accommodate a broad range of buyers, ownership goals, and investment strategies. Situated in Township 161 North, Range 69 West, Sections 01, 11, and 12, the property lies just northeast of Perth, ND, and southeast of Rolla, ND, positioning it squarely within a long-established agricultural corridor that extends through Perth, Mylo, Rolla, Bisbee, and surrounding communities, an area known for its strong farming heritage, consistent crop production, and enduring land values. This region has long been recognized as a core agricultural area where land stewardship, productivity, and resilience are central to both the economy and the culture, and ownership opportunities of this size and quality are increasingly rare. The strength of these soils is reflected in the property's productivity ratings, with average productivity index values ranging from approximately 65.6 to 71.2, and NCCPI averages between 46.4 and 50.8 on the primary farmland parcels, providing measurable confirmation of the land's agronomic quality and long-term income potential. These soils are well suited for the crops commonly grown in the area, including wheat, barley, oats, soybeans, corn, and canola, all of which have a strong history of success in the Perth-Rolla-Mylo region.

Key facts

• Four outbuildings
• Wraparound deck
• Mature trees

Tags

• WRAPAROUND DECK
• MATURE TREES
• FOUR OUTBUILDINGS
• GRAIN BINS

Property features AI

Finance

• Other: Lot approximately 158 acres; Crop/farm usage noted (beans, grain, wheat)

Exterior

• Parking: Attached tuck-under garage; 2 garage spaces
• Utilities: Well water; Private sewer; Propane fuel
• Home design: Residential property; One story; Concrete perimeter foundation
• Construction: Above-grade finished area and main level finished area provided; Below-grade area/partial basement
• Exterior features: Other exterior features; Loam soil

Interior

• Kitchen: Cooktop; Wall oven; Exhaust fan; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: One three-quarter bath (main level)
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Kitchen with cooktop, wall oven and exhaust fan; Refrigerator included; Gas water heater; Partial concrete basement
• Laundry & utility: Main level laundry

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $1 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $842 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

Location & tenants

• Location reads 66/100 on livability (#155 in ND) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, schools F, amenities F.
• Mt Pleasant 4 (rural): math 35% / reading 35% proficiency, ranked #134 of 169 in ND (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• Rolette County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($0) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $1

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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 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: 106605.00% ✓
• Cap rate: 1010613.40%
• Cash-on-cash: 3609311.10%
• DSCR: 160595.03
• GRM: 0.0

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: 191624.66×
• Total profit: $53,655
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 413769.60×
• Total profit: $115,855
• Equity at exit: $1

Cash invested: $0 (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 58367

• Active inventory: 3

Monthly cashflow live

• Estimated rent: $1,066 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $842

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $1 Active 149 DOM
2. 2026-06-17
   days on market $1 Active 148 DOM
3. 2026-06-16
   days on market $1 Active 147 DOM
4. 2026-06-15
   days on market $1 Active 146 DOM
5. 2026-06-13
   days on market $1 Active 144 DOM
6. 2026-06-12
   days on market $1 Active 143 DOM
7. 2026-06-09
   days on market $1 Active 140 DOM
8. 2026-06-08
   days on market $1 Active 139 DOM
9. 2026-06-07
   days on market $1 Active 138 DOM
10. 2026-06-05
    days on market $1 Active 136 DOM
11. 2026-06-04
    days on market $1 Active 134 DOM
12. 2026-06-02
    days on market $1 Active 133 DOM
13. 2026-06-01
    days on market $1 Active 132 DOM
14. 2026-05-31
    days on market $1 Active 131 DOM
15. 2026-01-20
    listed $1 Active 2066-char remark

    Show marketing remark (2066 chars)

    Auction is postponed till further notice . Enjoy peaceful country living on 158 acres with this 3-bedroom, 1-bath ranch-style home surrounded by mature trees for added privacy. A wraparound deck invites outdoor living, while four outbuildings and grain bins offer ample storage and agricultural functionality. A rare opportunity for space, versatility, and rural tranquility. Highly productive farm ground near Rolla, North Dakota, consisting of 158 acres ±, this expansive and diverse property represents a truly outstanding opportunity to acquire high-quality agricultural land, recreational acreage, and a strategically located rural investment in one of north-central North Dakota's most respected and dependable farming regions, and it will be offered at auction in five individual parcels to accommodate a broad range of buyers, ownership goals, and investment strategies. Situated in Township 161 North, Range 69 West, Sections 01, 11, and 12, the property lies just northeast of Perth, ND, and southeast of Rolla, ND, positioning it squarely within a long-established agricultural corridor that extends through Perth, Mylo, Rolla, Bisbee, and surrounding communities, an area known for its strong farming heritage, consistent crop production, and enduring land values. This region has long been recognized as a core agricultural area where land stewardship, productivity, and resilience are central to both the economy and the culture, and ownership opportunities of this size and quality are increasingly rare. The strength of these soils is reflected in the property's productivity ratings, with average productivity index values ranging from approximately 65.6 to 71.2, and NCCPI averages between 46.4 and 50.8 on the primary farmland parcels, providing measurable confirmation of the land's agronomic quality and long-term income potential. These soils are well suited for the crops commonly grown in the area, including wheat, barley, oats, soybeans, corn, and canola, all of which have a strong history of success in the Perth-Rolla-Mylo region.

16. 2026-01-19
    listed $1 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 12 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: $12,793
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$0
• Taxable income: $10,746
• Est. tax owed @ 24.0%: −$2,579
• After-tax cash flow: $7,527/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: Mt Pleasant 4
• NCES district ID: 3813400
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $44,999
• Composite: 32.5/100
• National rank: #10838
• State rank: #134 of 169 in ND

Livability — Rolla

• Score: 66/100
• State rank: #155
• US rank: #11432

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,485

Population outlook (Rolette County) Hauer SSP2

• Today (2025): 16,023 people
• By 2030: 16,716 · +4.3%
• By 2040: 18,114 · +13.0%
• By 2050: 19,437 · +21.3%
• By 2075: 23,175 · +44.6%
• By 2100: 25,898 · +61.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.79)
• Race & ethnicity: White 45% Native American 44% Two or more races 9% Hispanic / Latino 2%
• Common ancestry: Portuguese 14% Romanian 3% Lithuanian 3%
• Foreign-born: 1%
• Languages at home: 92% English-only · Spanish 3% Other Asian/Pacific 3%

Political lean MEDSL · Rolette

• 2024 margin: Strong D (+28.1) · D 63.2% · R 35.1% · Other 1.6%
• 2008→2024 swing: -23.9pp toward R · 2008: 52.0pp · 2024: 28.1pp
• All cycles: 2024: D+28.1 2020: D+32.2 2016: D+24.2 2012: D+49.9 2008: D+52.0

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