Real Estate Investing in Watford City, North Dakota (58854)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 58854 (Watford City, ND)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 30.4% of homes vacant — above national norms.
What’s happening in Watford City, ND (58854)?
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Market Analysis: 58854 Watford City
ZIP 58854 in Watford City, ND carries a resilient set of headwinds. Home values near $384K and rents of $1,321/mo sit inside a market where underwriting has to be tight.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $384K asset, 58854 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 58854 among ND's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Resident income in 58854 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
New investors are better served looking at Watford City's stable or hybrid ZIPs before stepping into 58854. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Watford City:
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 58854 Compare?
| Metric | 58854 | Watford City | North Dakota |
|---|---|---|---|
| Home Value | $384,063 | $384,063 | $278,677 |
| 5-Year CAGR | 3.4% | 3.4% | 3.7% |
| Avg Rent | $1,321 | $1,321 | - |
| Cap Rate | 2.7% | 2.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 58854 (Watford City, ND). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $384,063 |
| Monthly Rent | $1,321 |
| Price-to-Rent | 24.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 6.1% |
📈 Home Appreciation
| 1-Year | +6.3% ▲ |
| 3-Year CAGR | +4.4% ▲ |
| 5-Year CAGR | +3.4% ▲ |
| 10-Year CAGR | N/A |
🏠 Rent Trends
| 1-Year | +5.1% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.7%). 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 58854
Population: 9,345
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 58854
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 deep is the rental pool in Watford City, ND?
Watford City, ND draws a predictable base of working renters. Demand at the $1,321/mo rent level is reasonable for standard single-family and small multi rentals.
How strong is Watford City, ND for real estate investors?
Our data puts Watford City, ND at 3.0/5 for investability. Home prices of $384K and rents around $1,321/mo create a solid backdrop for investor activity.
Should investors worry about vacancy in Watford City, ND?
Vacancy risk in Watford City, ND is elevated. That supports reliable cash flow for typical rental holds.
What is the smart move for investors in Watford City, ND?
Investors usually favor careful cash-flow rentals with hands-on management in Watford City, ND. With home values at $384K and rents near $1,321/mo, other strategies can work but produce consistent rather than outsized returns.
How much should I expect to pay for a home in Watford City, ND?
Watford City, ND home values average about $384K. That price point suits investors targeting rentals with $1,321/mo in monthly income.
You know 58854 now. You don’t know where it ranks.
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