37654 285th St · Geddes, SD 57342

$85,000

3 bd · 3.0 ba · 1,742 sqft · Manufactured public records · 31 Days on market

Built 1989

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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 +9.8/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Built 1989
• Listed 31 days

Property features AI

Exterior

• Utilities: Water: Other; Sewer: Septic tank
• Home design: Manufactured home (residential)
• Construction: Wood siding construction
• Exterior features: Asphalt roof

Interior

• Kitchen: Refrigerator
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Propane heating
• Interior features: Refrigerator included; Carpet flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#233 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, crime F.
• Platte-Geddes School District 11-5 (rural): math 58% / reading 68% proficiency, ranked #3 of 59 in SD (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 2 active listings in the ZIP; 19 units permitted in Charles Mix County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.0% local appreciation)).
• Charles Mix County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.48% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.54%
• DSCR: 1.91
• GRM: 5.6

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: 26.8%
• Equity multiple: 2.52×
• Total profit: $36,211
• Equity at exit: $38,220

10-year hold

• IRR: 27.5%
• Equity multiple: 4.89×
• Total profit: $92,575
• Equity at exit: $58,901

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 57342

• Active inventory: 2
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $407

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 63%

Sensitivity live

Price	-10% $466	-5% $437	+0% $407	+5% $378	+10% $349
Rent	-10% $308	-5% $358	+0% $407	+5% $457	+10% $507
Rate	-1.0pp $450	-0.5pp $429	base $407	+0.5pp $385	+1.0pp $363

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 16 events

1. 2026-06-21
   days on market $85,000 Active 31 DOM
2. 2026-06-18
   days on market $85,000 Active 29 DOM
3. 2026-06-17
   days on market $85,000 Active 28 DOM
4. 2026-06-16
   days on market $85,000 Active 27 DOM
5. 2026-06-15
   days on market $85,000 Active 26 DOM
6. 2026-06-13
   days on market $85,000 Active 24 DOM
7. 2026-06-12
   days on market $85,000 Active 23 DOM
8. 2026-06-09
   days on market $85,000 Active 20 DOM
9. 2026-06-08
   days on market $85,000 Active 19 DOM
10. 2026-06-08
    days on market $85,000 Active 18 DOM
11. 2026-06-05
    days on market $85,000 Active 16 DOM
12. 2026-06-04
    days on market $85,000 Active 14 DOM
13. 2026-06-02
    days on market $85,000 Active 13 DOM
14. 2026-06-01
    days on market $85,000 Active 12 DOM
15. 2026-05-31
    days on market $85,000 Active 11 DOM
16. 2026-05-20
    listed $85,000 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 14 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: $15,112
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$2,473
• Taxable income: $3,760
• Est. tax owed @ 24.0%: −$902
• After-tax cash flow: $3,987/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: Platte-Geddes School District 11-5
• NCES district ID: 4680438
• Math proficiency: 58% ▼ -2.00%
• Reading proficiency: 68% ▼ -6.00%
• Median HH income: $47,028
• Composite: 53.24/100
• National rank: #1498
• State rank: #3 of 59 in SD

Livability — Geddes

• Score: 61/100
• State rank: #233
• US rank: #17695

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 350

Population outlook (Charles Mix County) Hauer SSP2

• Today (2025): 9,490 people
• By 2030: 9,536 · +0.5%
• By 2040: 9,723 · +2.5%
• By 2050: 9,942 · +4.8%
• By 2075: 11,384 · +20.0%
• By 2100: 13,478 · +42.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Iranian 14% Portuguese 4% Hungarian 3%
• Foreign-born: 1%

Political lean MEDSL · Charles Mix

• 2024 margin: Solid R (+42.9) · D 27.7% · R 70.6% · Other 1.8%
• 2008→2024 swing: -35.3pp toward R · 2008: -7.6pp · 2024: -42.9pp
• All cycles: 2024: R+42.9 2020: R+36.4 2016: R+42.1 2012: R+19.9 2008: R+7.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-05-20 Listed $85,000 MBOR