Real Estate Investing in Williston, North Dakota (58801)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 58801 (Williston, 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: 22.1% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 25.0 — hard to cash-flow at these prices.
What’s happening in Williston, ND (58801)?
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Market Analysis: 58801 Williston
ZIP 58801 inside Williams County looks affordable on the surface — median value of $377K — but the discount exists for reasons that a careful buyer should understand before committing.
Rent of $1,256/mo on a $377K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 58801 sits below the stated 0.0% once reality is priced in.
Stepping back, 58801 offers a low basis, the region around Williston has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 58801 ZIP's population of 33,969 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reflects the need for careful underwriting.
Strategically, 58801 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Williston:
Property Strategy for 58801
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $347,467 | $1,580 | 3.3% | +4.7% | $115,822 |
| 4BR | $399,774 | $1,760 | 3.2% | +5.2% | $99,944 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 58801 Compare?
| Metric | 58801 | Williston | Williston, ND | North Dakota |
|---|---|---|---|---|
| Home Value | $377,133 | $377,133 | N/A | $278,677 |
| 5-Year CAGR | 3.3% | 3.3% | N/A | 3.7% |
| Avg Rent | $1,256 | $1,256 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 58801 (Williston, ND). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $377,133 |
| Monthly Rent | $1,256 |
| Price-to-Rent | 25.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 5.9% |
📈 Home Appreciation
| 1-Year | +6.7% ▲ |
| 3-Year CAGR | +5.3% ▲ |
| 5-Year CAGR | +3.3% ▲ |
| 10-Year CAGR | +2.1% ▲ |
🏠 Rent Trends
| 1-Year | -4.7% ▼ |
| 3-Year CAGR | +4.5% ▲ |
| 5-Year CAGR | +8.3% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.6%). 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 58801
Population: 33,969
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 58801
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.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Is housing expensive in Williston, ND?
Williston, ND home values average about $377K. That price point suits investors targeting rentals with $1,256/mo in monthly income.
Is it easy to find good tenants in Williston, ND?
Tenant demand in Williston, ND is solid. The local workforce $1,256/mo rents across most rental classes.
Is Williston, ND landlord-friendly?
ND ranks as a landlord-friendly state for landlord-tenant law. Williston generally follows the statewide framework, so landlords face reasonable operating rules.
Is Williston, ND good for house hacking?
House hacking in Williston, ND is a challenging. With home values around $377K and rents at $1,256/mo, owner-occupants can offset a meaningful share of PITI.
What monthly rent should investors expect in Williston, ND?
Rental rates in Williston, ND average $1,256/mo. Tenant demand and $377K home values make the yield look reasonable by investor standards.
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