920 Valley St · Minot, ND 58701

$115,000

1 bd · 2.0 ba · 1,332 sqft · SingleFamily public records · 4 Days on market

Built 1918 4,138 sqft lot Est $174k · 34% under

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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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.0/10.0
• Rent growth +3.8/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable price with tons of charm! Welcome home to 920 Valley St. The fully enclosed front porch welcomes you in with large windows and plenty of space for a seating area immediately upon entering. The main floor is full of charm with special features like a built in office area off the front of the living room and the tall pillars separating the living space and the kitchen. There have been many recent updates including new kitchen counter tops, fresh paint and engineered hardwood floors. The kitchen features white cabinets, stainless appliances and space for an eat in dining table. Also on the main floor is the 1st bedroom complete with a charming bench seat feature wall. Off the kitchen you will find the laundry area and the first full bathroom. The lower level has a family room with brand new carpet, another spacious full bathroom and the 2nd (non-egress) bedroom. You could also utilize the lower level as an entire master suite using the bedroom as a walk in closet. Lower level does have an egress window in the family room.

Key facts

• Newer shed
• Bonus room
• Fully enclosed porch

Tags

• BONUS ROOM
• FULLY ENCLOSED PORCH
• NEWER SHED

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Below-grade finished area
• Exterior features: Patio with screened area; R1 zoning

Interior

• Heating & cooling: Central Air; Forced Air heating (Natural Gas)
• Interior features: Finished full basement; Central air conditioning; Forced air heating (natural gas)

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $47 ($569/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (10.2% below list).
• Recommended offer: $103k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 2.4% in Minot — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#21 in ND, #3,953 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Minot 1 (town): math 41% / reading 46% proficiency, ranked #24 of 53 in ND (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.0%/yr); 176 active listings in the ZIP; 123 units permitted in Ward County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($73k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ward County population projected at +76% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y ago 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.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,286 (10.2% below list)

Questions for the listing agent

1. Built in 1918 — 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: 0.90% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $174,492
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
825 Hiawatha St	0.16mi	2/1.0 (+1)	1,320 (-1%)	9mo	$155,000	$117	75
204 17th St SE	0.56mi	2/2.0 (+1)	1,344 (+1%)	2mo	$135,000	$100	66
1201 Soo St SE	0.17mi	2/1.0 (+1)	1,456 (+9%)	12mo	$149,900	$103	58
621 13th St SE	0.24mi	2/1.0 (+1)	1,384 (+4%)	19mo	$189,900	$137	57
4 10th St	0.45mi	2/2.0 (+1)	1,488 (+12%)	7mo	$250,000	$168	48
232 11th Ave SE	0.54mi	2/2.0 (+1)	1,456 (+9%)	9mo	$164,500	$113	47
1502 SE 1st Ave	0.54mi	2/1.0 (+1)	1,256 (-6%)	14mo	$164,650	$131	45
1123 Main St S	0.73mi	2/1.0 (+1)	1,152 (-14%)	15mo	$156,000	$135	22

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.05% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.58×
• Total profit: $-13,441
• Equity at exit: $17,147

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $1,485
• Equity at exit: $9,943

Cash invested: $32,200 (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 58701

• Rents YoY: 5.0%
• Active inventory: 176
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,033 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$118 /mo · $1,411/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $47

Break-even live

Break-even rent $973

Max offer price $115,000

Occupancy floor 90%

Sensitivity live

Price	-10% $113	-5% $80	+0% $47	+5% $15	+10% $-18
Rent	-10% $-34	-5% $7	+0% $47	+5% $88	+10% $129
Rate	-1.0pp $105	-0.5pp $77	base $47	+0.5pp $18	+1.0pp $-13

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-19
   days on market $115,000 Active 4 DOM
2. 2026-06-18
   days on market $115,000 Active 3 DOM
3. 2026-06-17
   days on market $115,000 Active 2 DOM
4. 2026-06-15
   listed $115,000 Active 1 DOM

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

Tax reassessment forecast ND · Resets to sale price

• Current annual tax: $1,411 · $118/mo
• Projected year-2 tax: $1,411 · $118/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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°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: $12,394
• − Mortgage interest: −$6,442
• − Property taxes: −$1,411
• − Insurance: −$575
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$3,345
• Taxable loss: −$1,362
• Est. tax savings @ 24.0%: +$327
• After-tax cash flow: $896/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: Minot 1
• NCES district ID: 3813030
• Math proficiency: 41% ▼ -4.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $54,224
• Composite: 37.79/100
• National rank: #4341
• State rank: #24 of 53 in ND

Livability — Minot

• Score: 75/100
• State rank: #21
• US rank: #3953

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Minot, ND
• County: Ward County · 55,225 people
• City population: 55,225
• Metro: Minot, ND
• Population (ZIP): 33,086
• Household income: $73,269
• Rent vs Own: 39.4% rent · 60.6% own
• Severe rent burden: 1146.0

Population outlook (Ward County) Hauer SSP2

• Today (2025): 92,683 people
• By 2030: 104,825 · +13.1%
• By 2040: 131,945 · +42.4%
• By 2050: 163,134 · +76.0%
• By 2075: 256,561 · +176.8%
• By 2100: 354,426 · +282.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 8% Hispanic / Latino 5% Black 3% Native American 2% Asian 2%
• Common ancestry: Portuguese 27% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% Tagalog/Filipino 1%

Political lean MEDSL · Ward

• 2024 margin: Solid R (+47.4) · D 25.5% · R 72.8% · Other 1.7%
• 2008→2024 swing: -28.2pp toward R · 2008: -19.2pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+44.9 2016: R+47.7 2012: R+30.8 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -227.47%
• Current HPI: 144.9492
• Rent YoY: ▲ 5.05%
• Metro: Minot, ND
• 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

+0.1% since first listed

9 events — show timeline

• 2026-06-15 Listed $115,000 MMLS
• 2021-11-08 Sold (Public Records) $112,000 Public Records
• 2021-11-05 Sold (MLS) — MMLS
• 2021-07-28 Listed $117,500 MMLS
• 2015-03-11 Sold (Public Records) — Public Records
• 2015-03-10 Sold (MLS) — MMLS
• 2014-10-22 Listed $114,900 MMLS
• 2012-01-18 Sold (Public Records) — Public Records
• 2008-11-18 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,411 · +45.2% YoY. Source: county tax records.