220 E 2nd Ave · Mobridge, SD 57601

$75,000

2 bd · 1.0 ba · 1,152 sqft · SingleFamily · 126 Days on market

Built 1925 7,000 sqft lot ↓ 17% since listing

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• 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 2-bedroom, 1-bath home offers 2,052 square feet of living space and timeless appeal. Built in 1925, the property blends original charm with important updates, including new electrical, plumbing and flooring. The home features fuel oil heat and window air conditioning. A natural gas furnace and an exterior AC condenser are included with the property, offering potential for future system upgrades. Spacious interior living areas provide flexibility for comfortable everyday living, entertaining, or home office space. Outdoor amenities include a covered front porch, a back deck, and a garden shed for additional storage. The 50x140 lot also includes a 1-stall detached garage. With classic character, valuable updates, and included mechanical components for future improvements, this property presents a great opportunity for homeowners or investors.

Key facts

• Covered front porch
• New plumbing
• New electrical

Tags

• NEW ELECTRICAL
• NEW PLUMBING
• PARTIAL ROOF REPLACEMENT
• COVERED FRONT PORCH
• BACK DECK
• GARDEN SHED

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Water connected; Sewer connected
• Home design: Single family residence; One level
• Exterior features: Composition roof; Lot approximately 50 x 140

Interior

• Kitchen: Dishwasher; Microwave; Range
• Heating & cooling: Oil heating
• Interior features: Dishwasher; Microwave; Range

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($994 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#60 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, amenities F, commute F.
• Mobridge-Pollock 62-6 (town): math 50% / reading 62% proficiency, ranked #14 of 59 in SD (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 31 active listings in the ZIP; 7 units permitted in Walworth County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Walworth County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.33% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.28%
• DSCR: 1.68
• GRM: 6.3

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: 6.0%
• Equity multiple: 1.23×
• Total profit: $4,888
• Equity at exit: $11,183

10-year hold

• IRR: 15.4%
• Equity multiple: 2.25×
• Total profit: $26,242
• Equity at exit: $6,485

Cash invested: $21,000 (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 57601

• Home prices YoY: -13.6%
• Active inventory: 31
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $994 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $267

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 68%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $75,000 Active 126 DOM
2. 2026-06-17
   days on market $75,000 Active 125 DOM
3. 2026-06-16
   days on market $75,000 Active 124 DOM
4. 2026-06-15
   days on market $75,000 Active 123 DOM
5. 2026-06-13
   days on market $75,000 Active 121 DOM
6. 2026-06-12
   days on market $75,000 Active 120 DOM
7. 2026-06-09
   days on market $75,000 Active 117 DOM
8. 2026-06-08
   days on market $75,000 Active 116 DOM
9. 2026-06-08
   days on market $75,000 Active 115 DOM
10. 2026-06-05
    days on market $75,000 Active 113 DOM
11. 2026-06-04
    days on market $75,000 Active 111 DOM
12. 2026-06-02
    days on market $75,000 Active 110 DOM
13. 2026-06-01
    days on market $75,000 Active 109 DOM
14. 2026-05-31
    days on market $75,000 Active 108 DOM
15. 2026-05-20
    price $75,000 857-char remark

    Show marketing remark (857 chars)

    This 2-bedroom, 1-bath home offers 2,052 square feet of living space and timeless appeal. Built in 1925, the property blends original charm with important updates, including new electrical, plumbing and flooring. The home features fuel oil heat and window air conditioning. A natural gas furnace and an exterior AC condenser are included with the property, offering potential for future system upgrades. Spacious interior living areas provide flexibility for comfortable everyday living, entertaining, or home office space. Outdoor amenities include a covered front porch, a back deck, and a garden shed for additional storage. The 50x140 lot also includes a 1-stall detached garage. With classic character, valuable updates, and included mechanical components for future improvements, this property presents a great opportunity for homeowners or investors.

16. 2026-05-20
    price $75,000

    Show marketing remark (857 chars)

    This 2-bedroom, 1-bath home offers 2,052 square feet of living space and timeless appeal. Built in 1925, the property blends original charm with important updates, including new electrical, plumbing and flooring. The home features fuel oil heat and window air conditioning. A natural gas furnace and an exterior AC condenser are included with the property, offering potential for future system upgrades. Spacious interior living areas provide flexibility for comfortable everyday living, entertaining, or home office space. Outdoor amenities include a covered front porch, a back deck, and a garden shed for additional storage. The 50x140 lot also includes a 1-stall detached garage. With classic character, valuable updates, and included mechanical components for future improvements, this property presents a great opportunity for homeowners or investors.

17. 2026-04-14
    listed $90,000 Active 857-char remark

    Show marketing remark (857 chars)

    This 2-bedroom, 1-bath home offers 2,052 square feet of living space and timeless appeal. Built in 1925, the property blends original charm with important updates, including new electrical, plumbing and flooring. The home features fuel oil heat and window air conditioning. A natural gas furnace and an exterior AC condenser are included with the property, offering potential for future system upgrades. Spacious interior living areas provide flexibility for comfortable everyday living, entertaining, or home office space. Outdoor amenities include a covered front porch, a back deck, and a garden shed for additional storage. The 50x140 lot also includes a 1-stall detached garage. With classic character, valuable updates, and included mechanical components for future improvements, this property presents a great opportunity for homeowners or investors.

18. 2026-02-12
    listed $90,000 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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,934
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$2,182
• Taxable income: $2,141
• Est. tax owed @ 24.0%: −$514
• After-tax cash flow: $2,694/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: Mobridge-Pollock 62-6
• NCES district ID: 4680441
• Math proficiency: 50% ▲ 2.00%
• Reading proficiency: 62% ▼ -3.00%
• Median HH income: $42,172
• Composite: 46.97/100
• National rank: #2355
• State rank: #14 of 59 in SD

Livability — Mobridge

• Score: 71/100
• State rank: #60
• US rank: #7236

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mobridge, SD
• Population (ZIP): 3,483

Population outlook (Walworth County) Hauer SSP2

• Today (2025): 5,610 people
• By 2030: 5,693 · +1.5%
• By 2040: 5,896 · +5.1%
• By 2050: 6,200 · +10.5%
• By 2075: 7,621 · +35.8%
• By 2100: 9,375 · +67.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Native American 18% Two or more races 12% Hispanic / Latino 1%
• Common ancestry: Portuguese 13% Iranian 3% Scotch-Irish 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Walworth

• 2024 margin: Solid R (+59.2) · D 19.5% · R 78.7% · Other 1.8%
• 2008→2024 swing: -31.0pp toward R · 2008: -28.1pp · 2024: -59.2pp
• All cycles: 2024: R+59.2 2020: R+54.3 2016: R+58.1 2012: R+43.1 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.03%
• Current HPI: 159.6477
• 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

-16.7% since first listed

4 events — show timeline

• 2026-05-20 Price Changed $75,000 GNMLS
• 2026-05-20 Price Changed $75,000 ABOR
• 2026-04-14 Listed $90,000 GNMLS
• 2026-02-12 Listed $90,000 ABOR