1122 S Washington St · Aberdeen, SD 57401

$50,000

3 bd · 1.0 ba · 842 sqft · SingleFamily public records · 3 Days on market

Built 1905 3,223 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 +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 3,223 sq ft lot
• Garage
• Built 1905

Property features AI

Finance

• Other: Annual tax listed

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Sewer connected; Water available
• Home design: Single family residence; Two levels; Residential property
• Construction: Block foundation
• Exterior features: Composition roof; Shed(s); Garage(s); Lot dimensions approximately 22.7 x 142

Interior

• Kitchen: Range
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Range; Gas water heater; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 19.1% vs local median 2.8% in Aberdeen — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#7 in SD, #1,411 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Aberdeen School District 06-1 (town): math 45% / reading 54% proficiency, ranked #33 of 59 in SD (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Simmons Elementary - 10 (math 32% / reading 47%, grade F, #169 of 253 statewide, top 71%, 395 students, 39% FRL); Simmons Middle School - 03 (math 40% / reading 45%, grade D-, #92 of 143 statewide, top 64%, 483 students, 40% FRL); Central High School - 01 (math 33% / reading 63%, grade D, #106 of 151 statewide, top 71%, 1,388 students, 28% FRL).
• Market conditions: 174 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 86 units permitted in Brown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Brown County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 2.37% ✓
• Cap rate: 19.08%
• Cash-on-cash: 45.65%
• DSCR: 3.03
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $167,558
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1019 S Lincoln St	0.09mi	2/2.0 (-1)	912 (+8%)	8mo	$153,000	$168	66
404 SE 9th Ave	0.27mi	3/2.0	908 (+8%)	7mo	$158,000	$174	64
422 SE 8th Ave	0.34mi	3/2.0	925 (+10%)	3mo	$89,000	$96	61
223 SW 9th Ave	0.39mi	2/1.0 (-1)	780 (-7%)	6mo	$298,500	$383	60
1724 S 2nd St	0.54mi	2/2.0 (-1)	864 (+3%)	6mo	$200,000	$231	56
322 SW 9th Ave	0.46mi	3/2.0	936 (+11%)	2mo	$132,500	$142	55
115 SW 8th Ave	0.36mi	3/2.0	952 (+13%)	5mo	$65,000	$68	53
814 S 8th St	0.74mi	3/2.0	800 (-5%)	2mo	$189,000	$236	52
925 S Penn St	0.48mi	2/2.0 (-1)	787 (-6%)	7mo	$171,000	$217	52
1724 S 1st St	0.51mi	3/2.0	720 (-14%)	8mo	$172,000	$239	42
1002 SE 7th Ave	0.70mi	2/1.0 (-1)	768 (-9%)	8mo	$130,000	$169	41
808 SE 10th Ave	0.48mi	2/2.0 (-1)	720 (-14%)	7mo	$143,000	$199	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 42.9%
• Equity multiple: 2.85×
• Total profit: $25,872
• Equity at exit: $7,455

10-year hold

• IRR: 49.0%
• Equity multiple: 5.74×
• Total profit: $66,423
• Equity at exit: $4,323

Cash invested: $14,000 (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 57401

• Active inventory: 174
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,183 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$119 /mo · $1,426/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $533

Break-even live

Break-even rent $509

Max offer price $50,000

Occupancy floor 50%

Sensitivity live

Price	-10% $561	-5% $547	+0% $533	+5% $518	+10% $504
Rent	-10% $439	-5% $486	+0% $533	+5% $579	+10% $626
Rate	-1.0pp $558	-0.5pp $545	base $533	+0.5pp $520	+1.0pp $506

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1116 S Main St Aberdeen, SD	2.0	1.0	930	$1,020	$1.10	45d	1	0.19mi
928 S 9th St Aberdeen, SD	2.0	1.0	818	$1,500	$1.83	45d	1	0.81mi

Listing history 2 events

1. 2026-06-21
   days on market $50,000 Active 3 DOM
2. 2026-06-18
   listed $50,000 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: $1,426 · $119/mo
• Projected year-2 tax: $1,426 · $119/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 13 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: $14,194
• − Mortgage interest: −$2,801
• − Property taxes: −$1,426
• − Insurance: −$250
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$1,455
• Taxable income: $5,992
• Est. tax owed @ 24.0%: −$1,438
• After-tax cash flow: $4,953/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: Aberdeen School District 06-1
• NCES district ID: 4602070
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $49,230
• Composite: 42.27/100
• National rank: #3273
• State rank: #33 of 59 in SD

Livability — Aberdeen

• Score: 81/100
• State rank: #7
• US rank: #1411

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aberdeen, SD
• County: Brown County · 31,939 people
• City population: 31,939
• Metro: Aberdeen, SD
• Population (ZIP): 31,939
• Household income: $68,835
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 1220.0

Population outlook (Brown County) Hauer SSP2

• Today (2025): 43,830 people
• By 2030: 46,663 · +6.5%
• By 2040: 52,852 · +20.6%
• By 2050: 59,898 · +36.7%
• By 2075: 82,750 · +88.8%
• By 2100: 112,639 · +157.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 6% Native American 5% Hispanic / Latino 5% Asian 3%
• Common ancestry: Portuguese 12% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 4% · Canada, South Korea, Philippines
• Languages at home: 93% English-only · Spanish 3% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Brown

• 2024 margin: Strong R (+26.8) · D 35.6% · R 62.5% · Other 1.9%
• 2008→2024 swing: -32.4pp toward R · 2008: 5.6pp · 2024: -26.8pp
• All cycles: 2024: R+26.8 2020: R+23.0 2016: R+25.8 2012: R+6.7 2008: D+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -224.77%
• Current HPI: 185.713
• Rent YoY: —
• Metro: Aberdeen, SD
• 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

• 2026-06-11 Listed $50,000 ABOR

Property tax history

+1.8%/yr

Latest (2025): $1,426 · +8.4% YoY. Source: county tax records.