116 NE 8th Ave · Aberdeen, SD 57401

$114,900

3 bd · 1.0 ba · 952 sqft · SingleFamily public records · 23 Days on market

Built 1925 3,926 sqft lot Est $207k · 44% under

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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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.2/10.0
• 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

Listing remarks MLS

Don't miss this fantastic opportunity to own a charming 3 bedroom, 1 bathroom home at 116 NE 8th Ave in Central Aberdeen! This well-priced property offers 1,497 sq. ft. of living space, a 1-stall detached garage, and a nice side yard. Stop throwing your money away on rent! Imagine building equity and enjoying the stability and freedom that homeownership provides. This is your chance to invest in your future and truly make a house your own, a place where every corner reflects your unique style and dreams. Picture yourself customizing every detail, from paint colors to landscaping, creating the perfect haven just for you, and truly setting down roots in a community that you'll be a part of. Contact us today!

Key facts

• Manageable lot
• Full basement
• Essential appliances

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• STEADY RENTAL INCOME
• FULL BASEMENT
• ESSENTIAL APPLIANCES
• FORCED AIR NATURAL GAS HEATING
• MANAGEABLE LOT

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public sewer
• Home design: Single-family residence; One and one-half story
• Construction: Block foundation
• Exterior features: Composition roof; Lot approximately 47.3 x 83

Interior

• Kitchen: Range
• Bedrooms: Total of 8 rooms (includes bedrooms and living spaces)
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Full basement; Gas water heater
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 2.9% 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.
• Market conditions: 174 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $794 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $95k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $113,176 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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: 1.12% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.96%
• DSCR: 1.35
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $206,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 N Lloyd Street St	0.39mi	3/2.0	996 (+5%)	3mo	$211,500	$212	68
1301 N 2nd St	0.48mi	2/1.0 (-1)	918 (-4%)	2mo	$255,000	$278	65
1102 N Penn St	0.52mi	3/2.0	912 (-4%)	1mo	$235,000	$258	64
909 N Lincoln St	0.14mi	4/2.0 (+1)	1,069 (+12%)	3mo	$227,000	$212	62
512 N 3rd St	0.35mi	2/1.0 (-1)	1,081 (+14%)	0mo	$121,000	$112	56
818 NE 1st Ave	0.68mi	2/1.0 (-1)	928 (-2%)	4mo	$138,000	$149	56
523 N Jackson St	0.61mi	3/1.0	1,033 (+8%)	3mo	$145,000	$140	55
515 N Dakota St	0.54mi	2/1.0 (-1)	816 (-14%)	1mo	$95,000	$116	45
1012 NE 11th Ave	0.67mi	4/2.0 (+1)	1,040 (+9%)	0mo	$275,000	$264	44
1320 N Penn St	0.63mi	4/2.0 (+1)	1,040 (+9%)	4mo	$225,500	$217	43
824 NE 2nd Ave	0.66mi	3/2.0	832 (-13%)	3mo	$231,500	$278	42
1106 NE 11th Ave	0.73mi	4/2.0 (+1)	1,058 (+11%)	4mo	$230,170	$218	35

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-5,001
• Equity at exit: $17,132

10-year hold

• IRR: 5.6%
• Equity multiple: 1.41×
• Total profit: $13,258
• Equity at exit: $9,934

Cash invested: $32,172 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,292 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$157 /mo · $1,886/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $213

Break-even live

Break-even rent $1,022

Max offer price $114,900

Occupancy floor 78%

Sensitivity live

Price	-10% $278	-5% $246	+0% $213	+5% $181	+10% $148
Rent	-10% $111	-5% $162	+0% $213	+5% $264	+10% $315
Rate	-1.0pp $271	-0.5pp $243	base $213	+0.5pp $184	+1.0pp $153

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1928 N Main St Aberdeen, SD	1.0–4.0	1.0–2.0	893	$1,397	$1.56	44d	1	0.82mi
1116 S Main St Aberdeen, SD	2.0	1.0	930	$1,020	$1.10	44d	1	1.36mi
928 S 9th St Aberdeen, SD	2.0	1.0	818	$1,500	$1.83	44d	1	1.44mi

Listing history 36 events

1. 2026-06-19
   days on market $114,900 Active 23 DOM
2. 2026-06-18
   days on market $114,900 Active 22 DOM
3. 2026-06-17
   days on market $114,900 Active 21 DOM
4. 2026-06-16
   days on market $114,900 Active 20 DOM
5. 2026-06-15
   days on market $114,900 Active 19 DOM
6. 2026-06-14
   days on market $114,900 Active 17 DOM
7. 2026-06-12
   days on market $114,900 Active 16 DOM
8. 2026-06-09
   days on market $114,900 Active 13 DOM
9. 2026-06-08
   days on market $114,900 Active 12 DOM
10. 2026-06-07
    days on market $114,900 Active 11 DOM
11. 2026-06-05
    days on market $114,900 Active 8 DOM
12. 2026-06-03
    days on market $114,900 Active 7 DOM
13. 2026-06-02
    days on market $114,900 Active 6 DOM
14. 2026-06-01
    days on market $114,900 Active 5 DOM
15. 2026-05-31
    days on market $114,900 Active 4 DOM
16. 2026-05-30
    days on market $114,900 Active 3 DOM
17. 2026-05-27
    listed $114,900 Active
18. 2025-11-24
    soldstatus $95,000 Closed 715-char remark

    Show marketing remark (715 chars)

    Don't miss this fantastic opportunity to own a charming 3 bedroom, 1 bathroom home at 116 NE 8th Ave in Central Aberdeen! This well-priced property offers 1,497 sq. ft. of living space, a 1-stall detached garage, and a nice side yard. Stop throwing your money away on rent! Imagine building equity and enjoying the stability and freedom that homeownership provides. This is your chance to invest in your future and truly make a house your own, a place where every corner reflects your unique style and dreams. Picture yourself customizing every detail, from paint colors to landscaping, creating the perfect haven just for you, and truly setting down roots in a community that you'll be a part of. Contact us today!

19. 2025-07-11
    listed $99,900 Active 715-char remark

    Show marketing remark (715 chars)

    Don't miss this fantastic opportunity to own a charming 3 bedroom, 1 bathroom home at 116 NE 8th Ave in Central Aberdeen! This well-priced property offers 1,497 sq. ft. of living space, a 1-stall detached garage, and a nice side yard. Stop throwing your money away on rent! Imagine building equity and enjoying the stability and freedom that homeownership provides. This is your chance to invest in your future and truly make a house your own, a place where every corner reflects your unique style and dreams. Picture yourself customizing every detail, from paint colors to landscaping, creating the perfect haven just for you, and truly setting down roots in a community that you'll be a part of. Contact us today!

20. 2025-07-07
    price $105,900
21. 2025-06-20
    listed $114,900 Active
22. 2025-04-14
    listed $119,000 Active
23. 2025-02-04
    listed $123,900 Active
24. 2024-10-29
    historical $1,150
25. 2024-10-11
    listed $1,150
26. 2024-03-25
    price $124,500
27. 2024-03-04
    status Active
28. 2024-02-20
    status Pending
29. 2024-02-16
    listed $129,900 Active
30. 2022-04-25
    soldstatus $92,000
31. 2022-02-25
    listed $88,980
32. 2018-08-24
    soldstatus $109,000
33. 2017-08-02
    listed $109,900
34. 2013-01-02
    soldstatus $43,700
35. 2012-12-07
    listed $47,467
36. 2008-02-29
    soldstatus $59,900

ⓘ 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: $1,886 · $157/mo
• Projected year-2 tax: $1,886 · $157/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $15,509
• − Mortgage interest: −$6,436
• − Property taxes: −$1,886
• − Insurance: −$574
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$3,343
• Taxable income: $788
• Est. tax owed @ 24.0%: −$189
• After-tax cash flow: $2,371/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

+91.8% since first listed

20 events — show timeline

• 2026-05-27 Listed $114,900 ABOR
• 2025-11-24 Sold (MLS) $95,000 ABOR
• 2025-07-11 Listed $99,900 ABOR
• 2025-07-07 Price Changed $105,900 ABOR
• 2025-06-20 Listed $114,900 ABOR
• 2025-04-14 Listed $119,000 ABOR
• 2025-02-04 Listed $123,900 ABOR
• 2024-10-29 Rental Removed $1,150 BUILDIUM
• 2024-10-11 Listed for Rent $1,150 BUILDIUM
• 2024-03-25 Price Changed $124,500 ABOR
• 2024-03-04 Relisted — ABOR
• 2024-02-20 Pending — ABOR
• 2024-02-16 Listed $129,900 ABOR
• 2022-04-25 Sold (MLS) $92,000 ABOR
• 2022-02-25 Listed $88,980 ABOR
• 2018-08-24 Sold (MLS) $109,000 ABOR
• 2017-08-02 Listed $109,900 ABOR
• 2013-01-02 Sold (MLS) $43,700 ABOR
• 2012-12-07 Listed $47,467 ABOR
• 2008-02-29 Sold (MLS) $59,900 ABOR

Property tax history

+3.9%/yr

Latest (2025): $1,886 · +7.0% YoY. Source: county tax records.