Updated 2026 · Based on median market data for Jamestown, ND
The median monthly rent in Jamestown, ND is $1,000, translating to $12,000 in annual gross rental income per unit. The rent-to-price ratio is 0.44% — well below the 1% rule, making pure cash flow investing challenging at median prices and requiring investors to target below-median purchases or value-add strategies. For context, a 0.44% rent-to-price ratio means that for every $100,000 invested in property, you collect approximately $444/mo in gross rent. The gross rent multiplier of 18.8x means it takes 18.8 years of gross rent to equal the purchase price — a high ratio that reflects price appreciation outpacing rent growth.
Renters in Jamestown spend approximately 22% of the local median household income ($55,133) on rent. This is well below the 30% threshold, suggesting significant headroom for rent increases. The 30% affordability ceiling puts maximum supportable rent at approximately $1,378/mo — a full $378/mo above the current median of $1,000. This gap represents real upside for landlords who invest in property upgrades that justify premium rents.
The vacancy rate in Jamestown is 5.2%. This is a healthy vacancy rate that indicates balanced supply and demand. You should be able to find quality tenants without extended vacancies, though expect normal turnover periods of 2-4 weeks between tenants. Budget for one month of vacancy per year in your underwriting to be conservative. Population growth of 1% annually provides stable demand.
Jamestown's GRM (price divided by annual rent) is 18.8x. A GRM above 16x means the property is expensive relative to its income. Investors here are typically betting on appreciation rather than current cash flow, which adds risk if the appreciation thesis does not materialize. For comparison, the national average GRM for investment-grade rentals is approximately 13-15x. To beat Jamestown's median GRM, target properties where you can achieve rents above $1,000 through renovations, better marketing, or targeting underserved tenant segments — or buy at a discount to the $225,000 median price. Every point lower on GRM translates to roughly 0.5-0.8% improvement in your cap rate.
At the median rent of $1,000/mo, a single-family rental in Jamestown generates approximately $12,000 in gross annual income. After accounting for 5.2% vacancy ($624 lost), property taxes of $2,205, insurance (~$900), and maintenance (~$900), the estimated NOI is $7,371 per year, or $614/mo. Adding an 8% management fee ($960/yr) reduces investor cash flow further. Before debt service, you are looking at approximately $6,411/yr in landlord net income. Whether this is attractive depends on your total capital invested — at a $45,000 down payment, the unlevered yield on equity from NOI alone is 16.4%.
Rent growth in Jamestown is driven by the interplay of population growth (1%), income growth, and housing supply constraints. Moderate population growth of 1% supports steady rent increases of approximately 2.5% per year. That trajectory takes today's $1,000/mo to $1,077 in 3 years and $1,131 in 5 years. The affordability headroom of $378/mo between current rents and the 30% income threshold provides substantial room for rent increases without pushing tenants into financial stress.
With a median income of $55,133 and affordable home prices ($225,000), many tenants in Jamestown are working families and individuals who could buy but choose to rent — or are saving for a down payment. This creates a reliable tenant base that values stability and tends to stay longer, reducing turnover costs. In a smaller market of 50,000 residents, word-of-mouth and local listing platforms may be more effective than national sites for finding tenants.
Jamestown is a smaller market where professional PM options may be limited. Fees can run 10-12% of rent, and the quality of available managers varies widely. At $1,000/mo, management costs roughly $110/mo. Self-management makes sense if you are local, have fewer than 5 units, and the rent level justifies your time — at $1,000/mo, self-management of a small portfolio saves meaningful dollars but professional management becomes economical at 3-4 units.
Jamestown vs North Dakota state average and national average across key investment metrics. Jamestown's cap rate is below both benchmarks — deal sourcing is critical here.