301 US Highway 85 · Buffalo, SD 57720

$80,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 73 Days on market

Built 1910 3,049 sqft lot $83/sqft · 43% below area Est $94k · 15% 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 +23.1/30.0
• ARV discount +14.2/15.0
• Appreciation +8.1/10.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Conveniently located 2 Bedroom, 1 Bathroom house within walking distance of downtown. Fenced yard with dog pen and storage shed. Could be a great rental or town house for school. Listed by Tedd Thompson, ReMax in the Hills, 605-641-0321 and Co-listed by Carmen Thompson, ReMax in the Hills, 605-641-0199. Measurements are from county records. Basement is unfinished, partial cement floor, partial dirt floor, partial crawl space, used for storage and for the furnace and hot water heater. Basement access is by trap door in the kitchen. Basement square footage is not included in the total square feet. All information contained in this document should be verified by buyer and/or buyer's agent.

Key facts

• Fenced yard
• Dog pen
• Storage shed

Tags

• FENCED YARD
• DOG PEN
• STORAGE SHED
• WALKING DISTANCE OF DOWNTOWN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($882 rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#76 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: crime D+, health & safety D+, amenities F.
• Harding County School District 31-1 (rural): math 50% / reading 65% proficiency, ranked #32 of 148 in SD (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 3 active listings in the ZIP; 2 units permitted in Harding County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($553 loan paydown + $5k appreciation (6.2% local appreciation)).
• Harding County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, 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 73 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $80k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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 A-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. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.69%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $94,111
• List price: $80,000
• Delta: -14.99%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

6.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.2%
• Equity multiple: 2.48×
• Total profit: $33,235
• Equity at exit: $51,331

10-year hold

• IRR: 21.0%
• Equity multiple: 5.03×
• Total profit: $90,376
• Equity at exit: $93,998

Cash invested: $22,400 (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 57720

• Home prices YoY: 5.8%
• Active inventory: 3
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $882 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $144

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 79%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $80,000 Active 73 DOM
2. 2026-06-17
   days on market $80,000 Active 72 DOM
3. 2026-06-16
   days on market $80,000 Active 71 DOM
4. 2026-06-15
   days on market $80,000 Active 70 DOM
5. 2026-06-13
   days on market $80,000 Active 68 DOM
6. 2026-06-12
   days on market $80,000 Active 67 DOM
7. 2026-06-09
   days on market $80,000 Active 64 DOM
8. 2026-06-08
   days on market $80,000 Active 63 DOM
9. 2026-06-08
   days on market $80,000 Active 62 DOM
10. 2026-06-05
    days on market $80,000 Active 60 DOM
11. 2026-06-04
    days on market $80,000 Active 58 DOM
12. 2026-06-02
    days on market $80,000 Active 57 DOM
13. 2026-06-01
    days on market $80,000 Active 56 DOM
14. 2026-05-31
    days on market $80,000 Active 55 DOM
15. 2026-04-06
    listed $80,000 Active 696-char remark

    Show marketing remark (696 chars)

    Conveniently located 2 Bedroom, 1 Bathroom house within walking distance of downtown. Fenced yard with dog pen and storage shed. Could be a great rental or town house for school. Listed by Tedd Thompson, ReMax in the Hills, 605-641-0321 and Co-listed by Carmen Thompson, ReMax in the Hills, 605-641-0199. Measurements are from county records. Basement is unfinished, partial cement floor, partial dirt floor, partial crawl space, used for storage and for the furnace and hot water heater. Basement access is by trap door in the kitchen. Basement square footage is not included in the total square feet. All information contained in this document should be verified by buyer and/or buyer's agent.

16. 2022-04-06
    soldstatus $47,500

ⓘ 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 4/10 Moderate 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 6 d/yr ≥95°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,579
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$846
• − Management: −$846
• − Depreciation: −$2,327
• Taxable income: $478
• Est. tax owed @ 24.0%: −$115
• After-tax cash flow: $1,609/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: Harding County School District 31-1
• NCES district ID: 4609300
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 65% ▲ 5.00%
• Median HH income: $47,820
• Composite: 50.48/100
• National rank: #3991
• State rank: #32 of 148 in SD

Livability — Buffalo

• Score: 69/100
• State rank: #76
• US rank: #8802

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buffalo, SD
• Population (ZIP): 561

Population outlook (Harding County) Hauer SSP2

• Today (2025): 1,363 people
• By 2030: 1,403 · +2.9%
• By 2040: 1,492 · +9.5%
• By 2050: 1,613 · +18.3%
• By 2075: 1,992 · +46.1%
• By 2100: 2,231 · +63.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 9% Hispanic / Latino 1% Black 1%
• Common ancestry: Portuguese 22% Scottish 6% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Other Indo-European 1% Spanish 1%

Political lean MEDSL · Harding

• 2024 margin: Solid R (+86.1) · D 5.8% · R 92.0% · Other 2.2%
• 2008→2024 swing: -26.1pp toward R · 2008: -60.0pp · 2024: -86.1pp
• All cycles: 2024: R+86.1 2020: R+86.0 2016: R+85.3 2012: R+75.2 2008: R+60.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.21%
• Current HPI: 112.5456
• 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

+68.4% since first listed

2 events — show timeline

• 2026-04-06 Listed $80,000 MRAOR
• 2022-04-06 Sold (Public Records) $47,500 Public Records