608 Ash St · Lisbon, ND 58054

$69,000

3 bd · 1.0 ba · 1,142 sqft · Other · 204 Days on market

Built 1928 7,500 sqft lot ↓ 4% 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 +9.5/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Fenced backyard
• 7,500 sq ft lot
• Garage

Tags

• PRIME LISBON LOCATION
• FENCED BACKYARD
• DETACHED SINGLE GARAGE

Property features AI

Finance

• Financial info: Conventional financing available

Exterior

• Parking: Gravel parking; 1-car detached garage (12 x 18)
• Utilities: City water (in street); City sewer (in street); Propane fuel
• Home design: Residential property; One and one-half levels; Has additional parcels
• Construction: Frame construction; Metal roof; Concrete foundation (foundation area 672)
• Exterior features: Front porch; Stucco exterior; Partial chain-link fencing; City street frontage (public maintained road); Lot approx. 60 x 125 ft

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms (two on upper level, one on main level)
• Bathrooms: 1 full bathroom (upper level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dishwasher; Dryer; Electric water heater; Refrigerator; Washer; Concrete basement; Porch
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $69k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#73 in ND) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, health & safety D+, amenities F.
• Lisbon 19 (rural): math 46% / reading 49% proficiency, ranked #15 of 53 in ND (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Lisbon High School (math 34% / reading 54%, grade F, #33 of 144 statewide, top 32%, 207 students, 21% FRL) — zoned schools at 21% FRL track the district average.
• Market conditions: 16 active listings in the ZIP; 3 units permitted in Ransom County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 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 1928 — 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: 1.45% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.55%
• DSCR: 1.87
• GRM: 5.7

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: 1.46×
• Total profit: $8,881
• Equity at exit: $10,288

10-year hold

• IRR: 20.6%
• Equity multiple: 2.74×
• Total profit: $33,608
• Equity at exit: $5,966

Cash invested: $19,320 (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 58054

• Active inventory: 16
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,002 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $315

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 64%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $69,000 Active 204 DOM
2. 2026-06-17
   days on market $69,000 Active 203 DOM
3. 2026-06-16
   days on market $69,000 Active 202 DOM
4. 2026-06-15
   days on market $69,000 Active 201 DOM
5. 2026-06-13
   days on market $69,000 Active 199 DOM
6. 2026-06-12
   days on market $69,000 Active 198 DOM
7. 2026-06-09
   days on market $69,000 Active 195 DOM
8. 2026-06-08
   days on market $69,000 Active 194 DOM
9. 2026-06-07
   days on market $69,000 Active 193 DOM
10. 2026-06-05
    days on market $69,000 Active 191 DOM
11. 2026-06-04
    pricedays on market $69,000 Active 189 DOM
12. 2026-06-02
    days on market $75,000 Active 188 DOM
13. 2026-06-01
    days on market $75,000 Active 187 DOM
14. 2026-05-31
    days on market $75,000 Active 186 DOM
15. 2026-02-12
    price $75,000
16. 2025-11-26
    listed $78,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,024
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$2,007
• Taxable income: $2,848
• Est. tax owed @ 24.0%: −$684
• After-tax cash flow: $3,094/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: Lisbon 19
• NCES district ID: 3811430
• Math proficiency: 46% ▲ 2.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $53,438
• Composite: 41.04/100
• National rank: #3582
• State rank: #15 of 53 in ND

Livability — Lisbon

• Score: 70/100
• State rank: #73
• US rank: #7461

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lisbon, ND
• Population (ZIP): 3,332

Population outlook (Ransom County) Hauer SSP2

• Today (2025): 5,517 people
• By 2030: 5,534 · +0.3%
• By 2040: 5,574 · +1.0%
• By 2050: 5,654 · +2.5%
• By 2075: 6,316 · +14.5%
• By 2100: 6,749 · +22.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 1% Black 1%
• Common ancestry: Portuguese 33% Lithuanian 3% Iranian 1%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Russian/Polish/Slavic 1% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Ransom

• 2024 margin: Strong R (+28.2) · D 35.0% · R 63.1% · Other 1.9%
• 2008→2024 swing: -43.5pp toward R · 2008: 15.3pp · 2024: -28.2pp
• All cycles: 2024: R+28.2 2020: R+19.3 2016: R+16.1 2012: D+13.8 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.34%
• Current HPI: 110.413
• 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

-3.8% since first listed

2 events — show timeline

• 2026-02-12 Price Changed $75,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-26 Listed $78,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

-0.2%/yr

Latest (2025): $89 · +4.5% YoY. Source: county tax records.