702 5th St · Britton, SD 57430

$85,000

5 bd · 1.0 ba · 2,578 sqft · Other · 1 Days on market

Built 1900 10,454 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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: 2-car garage
• Home design: Single-family residence; Two levels (2 stories)
• Construction: Built as a residential single-family home
• Exterior features: On waterfront

Interior

• Bathrooms: 1 full bathroom
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads 84/100 on livability (#4 in SD, #687 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Britton-Hecla School District 45-4 (rural): math 37% / reading 54% proficiency, ranked #39 of 59 in SD (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 16 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($588 loan paydown + $5k appreciation (5.3% local appreciation)).
• Marshall County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1900 — 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. 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?
4. 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.
5. 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.
6. 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: 1.30% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.92%
• DSCR: 1.75
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.2%
• Equity multiple: 2.79×
• Total profit: $42,644
• Equity at exit: $49,966

10-year hold

• IRR: 26.8%
• Equity multiple: 5.61×
• Total profit: $109,658
• Equity at exit: $87,759

Cash invested: $23,800 (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 57430

• Home prices YoY: 4.8%
• Active inventory: 5
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$54 /mo · $644/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $336

Break-even live

Break-even rent $677

Max offer price $85,000

Occupancy floor 65%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-06-18
   listed $85,000 Active 1 DOM

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

Tax reassessment forecast SD · Resets to sale price

• Current annual tax: $644 · $54/mo
• Projected year-2 tax: $1,114 · $93/mo
• Expected delta: +$469/yr (+$39/mo · 72.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥101°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,223
• − Mortgage interest: −$4,761
• − Property taxes: −$644
• − Insurance: −$425
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$2,473
• Taxable income: $2,804
• Est. tax owed @ 24.0%: −$673
• After-tax cash flow: $3,355/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: Britton-Hecla School District 45-4
• NCES district ID: 4600041
• Math proficiency: 37% ▼ -7.00%
• Reading proficiency: 54% ▼ -5.00%
• Median HH income: $52,865
• Composite: 39.26/100
• National rank: #4002
• State rank: #39 of 59 in SD

Livability — Britton

• Score: 84/100
• State rank: #4
• US rank: #687

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Britton, SD
• Population (ZIP): 1,916

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 4,998 people
• By 2030: 5,148 · +3.0%
• By 2040: 5,487 · +9.8%
• By 2050: 5,904 · +18.1%
• By 2075: 7,985 · +59.8%
• By 2100: 11,854 · +137.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Native American 3% Hispanic / Latino 3%
• Common ancestry: Portuguese 25% Italian 4% Scotch-Irish 2%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · German/W. Germanic 5% Spanish 1%

Political lean MEDSL · Marshall

• 2024 margin: Strong R (+24.0) · D 37.1% · R 61.1% · Other 1.9%
• 2008→2024 swing: -40.5pp toward R · 2008: 16.5pp · 2024: -24.0pp
• All cycles: 2024: R+24.0 2020: R+19.7 2016: R+15.5 2012: D+8.7 2008: D+16.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.35%
• Current HPI: 117.4482
• 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

• 2026-06-17 Listed $85,000 NESD

Property tax history

-0.7%/yr

Latest (2025): $644 · -5.5% YoY. Source: county tax records.