607 Douglas Ave · Yankton, SD 57078

$49,900

7 bd · 2.0 ba · 2,910 sqft · SingleFamily public records · 9 Days on market

Built 1878 7,405 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 7,405 sq ft lot
• Built 1878
• Listed 9 days

Property features AI

Finance

• Other: Frontage length: 48 feet; Lot size: 0.17 acres

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Two-story home
• Construction: Brick construction; Built area above grade: 2,910
• Exterior features: Asphalt shingle roof

Interior

• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Natural gas heating; Hot water heating
• Interior features: Full basement with crawl space

What this means for you Summary

Snapshot

• This is a 7-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $817 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

Location & tenants

• Location reads 76/100 on livability (#23 in SD, #3,454 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F.
• Yankton School District 63-3 (town): math 49% / reading 60% proficiency, ranked #17 of 59 in SD (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Yankton Middle School - 02 (math 52% / reading 60%, grade B-, #34 of 143 statewide, top 23%, 606 students, 33% FRL); Yankton High School - 01 (math 42% / reading 75%, grade C, #50 of 151 statewide, top 33%, 942 students, 24% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: 193 active listings in the ZIP; 179 units permitted in Yankton County in 2024 (130 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Yankton County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1878 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1878 — 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: 2.95% ✓
• Cap rate: 25.94%
• Cash-on-cash: 70.15%
• DSCR: 4.12
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 69.7%
• Equity multiple: 4.15×
• Total profit: $43,960
• Equity at exit: $7,440

10-year hold

• IRR: 73.7%
• Equity multiple: 8.54×
• Total profit: $105,359
• Equity at exit: $4,314

Cash invested: $13,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State South Dakota: 83 Strongly Landlord-Friendly · R+16
• County: — inherits STATE
• City: — inherits STATE

3-day notice; mostly landlord-friendly.

Methodology + full state rankings →

ZIP-level market 57078

• Active inventory: 193
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,470 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $817

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 39%

Sensitivity live

Price	-10% $851	-5% $834	+0% $817	+5% $800	+10% $782
Rent	-10% $701	-5% $759	+0% $817	+5% $875	+10% $933
Rate	-1.0pp $842	-0.5pp $830	base $817	+0.5pp $804	+1.0pp $791

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $49,900 Active 9 DOM
2. 2026-06-21
   days on market $49,900 Active 8 DOM
3. 2026-06-18
   days on market $49,900 Active 6 DOM
4. 2026-06-17
   days on market $49,900 Active 5 DOM
5. 2026-06-16
   days on market $49,900 Active 4 DOM
6. 2026-06-15
   days on market $49,900 Active 3 DOM
7. 2026-06-12
   listed $49,900 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,646
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$1,452
• Taxable income: $9,578
• Est. tax owed @ 24.0%: −$2,299
• After-tax cash flow: $7,503/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: Yankton School District 63-3
• NCES district ID: 4680430
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $48,788
• Composite: 46.36/100
• National rank: #2463
• State rank: #17 of 59 in SD

Livability — Yankton

• Score: 76/100
• State rank: #23
• US rank: #3454

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yankton, SD
• Population (ZIP): 20,547

Population outlook (Yankton County) Hauer SSP2

• Today (2025): 23,495 people
• By 2030: 23,705 · +0.9%
• By 2040: 24,037 · +2.3%
• By 2050: 24,561 · +4.5%
• By 2075: 28,069 · +19.5%
• By 2100: 33,542 · +42.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 6% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 3% Cuban 2%
• Common ancestry: Portuguese 7% Iranian 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Yankton

• 2024 margin: Strong R (+25.5) · D 35.9% · R 61.4% · Other 2.8%
• 2008→2024 swing: -23.6pp toward R · 2008: -2.0pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+23.5 2016: R+24.5 2012: R+12.7 2008: R+2.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -113.11%
• Current HPI: 193.4576
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 0.70%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SD)

Industry	F500 HQs	Revenue
▸Utilities	1	$1B

Price history

1 event — show timeline

• 2026-06-09 Listed $49,900 MARMLS

Property tax history

+4.9%/yr

Latest (2025): $3,210 · +23.0% YoY. Source: county tax records.