Real Estate Investing in Leeds, North Dakota (58346)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 58346 (Leeds, ND)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 23.7% of homes vacant — above national norms.
- Declining values: -3.9% 5-year CAGR — values have moved lower.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Leeds, ND (58346)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 58346 Leeds
Not every below-median market is a bargain. Leeds's 58346 ZIP reports signals that favor experienced operators who can absorb the risk $156K pricing implies.
For an experienced owner, 58346 can be a a strong candidate for hunting ground — but the discount at $156K reflects genuine risk that outside investors often underestimate.
Regionally, 58346 sits on the difficult end of the ND spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
A resilient renter share of 22% in 58346 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategy in 58346 is an operator game, not a passive one. Looking more closely, entry prices of $156K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Leeds:
Market Trends
Home Value History (with trend line)
📊 How Does 58346 Compare?
| Metric | 58346 | Leeds | North Dakota |
|---|---|---|---|
| Home Value | $156,100 | $156,100 | $278,677 |
| 5-Year CAGR | N/A | N/A | 3.7% |
| Avg Rent | $783 | $783 | - |
| Cap Rate | 3.9% | 3.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 58346 (Leeds, ND). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $156,100 |
| Monthly Rent | $783 |
| Price-to-Rent | 16.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 0.0% |
📈 Home Appreciation
| 1-Year | -2.0% ▼ |
| 3-Year CAGR | -6.1% ▼ |
| 5-Year CAGR | -3.9% ▼ |
| 10-Year CAGR | N/A |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.9%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 58346
Population: 597
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 58346
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
How strong are rents in Leeds, ND?
Investors in Leeds, ND typically see rents near $783/mo per month against $156K home values - a solid setup for rental cash flow.
What is the typical vacancy rate in Leeds, ND?
Occupancy in Leeds, ND runs consistent with elevated vacancy. Well-priced units at $783/mo lease on reasonable timelines.
Is Leeds, ND a smart market for rental property?
With a 2.0/5 investability score, Leeds, ND ranks as a solid market for rental property investors. Median prices of $156K and rents of $783/mo drive the underlying numbers.
Does house hacking work in Leeds, ND?
House hacking in Leeds, ND is reasonable to execute. Prices around $156K and rents of $783/mo solid owner-occupant economics.
Are renters plentiful in Leeds, ND?
Working renters make up the core of the Leeds, ND tenant base. The pool is reasonable for investors targeting long-term holds.
You know 58346 now. You don’t know where it ranks.
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