27649 481st Ave Ave · Canton, SD 57013

$20,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily · 121 Days on market

Built 1989

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bed, 2-bath mobile home needs to be MOVED. Inside, you get two full living/family rooms, a huge dining area, and a primary suite with vaulted ceilings that instantly elevates the vibe. The attached heated three-stall garage adds serious functionality, featuring plenty of room for vehicles, toys, and projects. Even better—connected to the third stall is a large heated and air-conditioned room, ideal for a workshop, gym, office, hobby space, or anything you need year-round comfort for.

Key facts

• Huge dining area
• 3 garage spots
• Built 1989

Tags

• TWO FULL LIVING FAMILY ROOMS
• HUGE DINING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $847 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#54 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• Canton School District 41-1 (town): math 54% / reading 59% proficiency, ranked #12 of 59 in SD (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 20 active listings in the ZIP; 232 units permitted in Lincoln County in 2024 (14 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $138 of loan paydown is wiped out by about $600 of value loss. Plan a longer hold.
• Lincoln County population projected at +66% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $480k (96%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $17,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 6.24% ✓
• Cap rate: 57.13%
• Cash-on-cash: 181.57%
• DSCR: 9.08
• GRM: 1.3

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: —
• Equity multiple: 10.06×
• Total profit: $50,745
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 21.31×
• Total profit: $113,755
• Equity at exit: $1,729

Cash invested: $5,600 (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 57013

• Active inventory: 20
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,248 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $847

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 27%

Sensitivity live

Price	-10% $861	-5% $854	+0% $847	+5% $840	+10% $834
Rent	-10% $749	-5% $798	+0% $847	+5% $897	+10% $946
Rate	-1.0pp $857	-0.5pp $852	base $847	+0.5pp $842	+1.0pp $837

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $20,000 Active 121 DOM
2. 2026-06-17
   days on market $20,000 Active 120 DOM
3. 2026-06-16
   days on market $20,000 Active 119 DOM
4. 2026-06-15
   days on market $20,000 Active 118 DOM
5. 2026-06-14
   days on market $20,000 Active 116 DOM
6. 2026-06-13
   days on market $20,000 Active 115 DOM
7. 2026-06-10
   days on market $20,000 Active 113 DOM
8. 2026-06-09
   days on market $20,000 Active 112 DOM
9. 2026-06-08
   days on market $20,000 Active 111 DOM
10. 2026-06-07
    days on market $20,000 Active 110 DOM
11. 2026-06-03
    days on market $20,000 Active 106 DOM
12. 2026-06-02
    days on market $20,000 Active 105 DOM
13. 2026-06-01
    days on market $20,000 Active 104 DOM
14. 2026-05-31
    days on market $20,000 Active 103 DOM
15. 2026-05-30
    days on market $20,000 Active 102 DOM
16. 2026-04-29
    price $25,000 501-char remark

    Show marketing remark (501 chars)

    This 3-bed, 2-bath mobile home needs to be MOVED. Inside, you get two full living/family rooms, a huge dining area, and a primary suite with vaulted ceilings that instantly elevates the vibe. The attached heated three-stall garage adds serious functionality, featuring plenty of room for vehicles, toys, and projects. Even better—connected to the third stall is a large heated and air-conditioned room, ideal for a workshop, gym, office, hobby space, or anything you need year-round comfort for.

17. 2026-03-25
    status Active 501-char remark

    Show marketing remark (501 chars)

    This 3-bed, 2-bath mobile home needs to be MOVED. Inside, you get two full living/family rooms, a huge dining area, and a primary suite with vaulted ceilings that instantly elevates the vibe. The attached heated three-stall garage adds serious functionality, featuring plenty of room for vehicles, toys, and projects. Even better—connected to the third stall is a large heated and air-conditioned room, ideal for a workshop, gym, office, hobby space, or anything you need year-round comfort for.

18. 2026-03-16
    soldstatus $450,000 Closed 102-char remark

    Show marketing remark (102 chars)

    Home & Land were both listed. Buyer only wanted land. Mobile Home has now been listed separately

19. 2026-03-10
    status Pending 501-char remark

    Show marketing remark (501 chars)

    This 3-bed, 2-bath mobile home needs to be MOVED. Inside, you get two full living/family rooms, a huge dining area, and a primary suite with vaulted ceilings that instantly elevates the vibe. The attached heated three-stall garage adds serious functionality, featuring plenty of room for vehicles, toys, and projects. Even better—connected to the third stall is a large heated and air-conditioned room, ideal for a workshop, gym, office, hobby space, or anything you need year-round comfort for.

20. 2026-02-02
    listed $30,000 Active 501-char remark

    Show marketing remark (102 chars)

    Home & Land were both listed. Buyer only wanted land. Mobile Home has now been listed separately

21. 2026-02-02
    listed $500,000 102-char remark

    Show marketing remark (102 chars)

    Home & Land were both listed. Buyer only wanted land. Mobile Home has now been listed separately

22. 2026-02-02
    historical 102-char remark

    Show marketing remark (102 chars)

    Home & Land were both listed. Buyer only wanted land. Mobile Home has now been listed separately

23. 2026-02-02
    historical

    Show marketing remark (102 chars)

    Home & Land were both listed. Buyer only wanted land. Mobile Home has now been listed separately

24. 2025-12-03
    listed $500,000 Active

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 15 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: $14,970
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$582
• Taxable income: $10,473
• Est. tax owed @ 24.0%: −$2,513
• After-tax cash flow: $7,654/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: Canton School District 41-1
• NCES district ID: 4610560
• Math proficiency: 54% ▼ -3.00%
• Reading proficiency: 59% ▼ -4.00%
• Median HH income: $59,538
• Composite: 49.07/100
• National rank: #2055
• State rank: #12 of 59 in SD

Livability — Canton

• Score: 71/100
• State rank: #54
• US rank: #6778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,378

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 70,138 people
• By 2030: 78,929 · +12.5%
• By 2040: 97,132 · +38.5%
• By 2050: 116,136 · +65.6%
• By 2075: 166,314 · +137.1%
• By 2100: 219,430 · +212.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Native American 1%
• Common ancestry: Portuguese 18% Iranian 9% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 3%

Political lean MEDSL · Lincoln

• 2024 margin: Strong R (+26.5) · D 35.7% · R 62.2% · Other 2.2%
• 2008→2024 swing: -11.3pp toward R · 2008: -15.2pp · 2024: -26.5pp
• All cycles: 2024: R+26.5 2020: R+23.6 2016: R+29.4 2012: R+25.6 2008: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -152.14%
• Current HPI: 148.3829
• 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

-95.0% since first listed

9 events — show timeline

• 2026-04-29 Price Changed $25,000 REALTOR® Association of the Sioux Empire
• 2026-03-25 Relisted — REALTOR® Association of the Sioux Empire
• 2026-03-16 Sold (MLS) $450,000 REALTOR® Association of the Sioux Empire
• 2026-03-10 Pending — REALTOR® Association of the Sioux Empire
• 2026-02-02 Listing Removed — REALTOR® Association of the Sioux Empire
• 2026-02-02 Listing Removed — REALTOR® Association of the Sioux Empire
• 2026-02-02 Listed $500,000 REALTOR® Association of the Sioux Empire
• 2026-02-02 Listed $30,000 REALTOR® Association of the Sioux Empire
• 2025-12-03 Listed $500,000 REALTOR® Association of the Sioux Empire

Property tax history

+13.0%/yr

Latest (2025): $3,369 · +13.1% YoY. Source: county tax records.