1623 SW 10th Ave #1001 · Aberdeen, SD 57401

$70,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 128 Days on market

Built 2010 $58/sqft · 45% above area Est $48k · 45% over ↓ 8% since listing

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Why this score? — see what drove the C+ 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
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

16x80 Duchess mobile home built in 2010 featuring 3 bedrooms and 2 full baths. Located on a nice corner lot with a parking pad, storage shed, and large deck that is partially covered with steps and a ramp. Beautiful wood floors in the living room and kitchen. New roof and skirting in 2022. Lot rent is $375.00 a month, which includes Water, Sewer and Garbage. Refrigerator, stove, dishwasher, washer, and dryer all stay. Clean, and Move-in ready!

Key facts

• Large deck
• Storage shed
• New skirting

Tags

• CORNER LOT
• PARKING PAD
• STORAGE SHED
• LARGE DECK
• NEW ROOF
• NEW SKIRTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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; 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 $484 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.84% ✓
• Cap rate: 16.06%
• Cash-on-cash: 34.87%
• DSCR: 2.55
• GRM: 4.5

CMA / ARV

• ARV (median comp): $48,218
• List price: $70,000
• Delta: 55.52%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1623 SW 10th Ave	0.00mi	3/2.0	1,188 (-2%)	9mo	$35,000	$29	89
612 (#9) S 12th St	0.40mi	3/2.0	1,216 (0%)	21mo	$25,000	$21	64
617 S 10th St	0.58mi	3/2.0	1,216 (0%)	20mo	$55,000	$45	57

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: 30.4%
• Equity multiple: 2.27×
• Total profit: $24,928
• Equity at exit: $10,437

10-year hold

• IRR: 37.6%
• Equity multiple: 4.49×
• Total profit: $68,408
• Equity at exit: $6,052

Cash invested: $19,600 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$54 /mo · $643/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $570

Break-even live

Break-even rent $569

Max offer price $70,000

Occupancy floor 51%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
928 S 9th St Aberdeen, SD	2.0	1.0	818	$1,500	$1.83	44d	1	0.53mi
1116 S Main St Aberdeen, SD	2.0	1.0	930	$1,020	$1.10	44d	1	1.12mi

Listing history 20 events

1. 2026-06-19
   days on market $70,000 Active 128 DOM
2. 2026-06-18
   price $70,000 Active 127 DOM
3. 2026-06-18
   days on market $74,989 Active 127 DOM
4. 2026-06-17
   days on market $74,989 Active 126 DOM
5. 2026-06-16
   days on market $74,989 Active 125 DOM
6. 2026-06-15
   days on market $74,989 Active 124 DOM
7. 2026-06-14
   days on market $74,989 Active 122 DOM
8. 2026-06-12
   days on market $74,989 Active 121 DOM
9. 2026-06-09
   days on market $74,989 Active 118 DOM
10. 2026-06-08
    days on market $74,989 Active 117 DOM
11. 2026-06-07
    days on market $74,989 Active 116 DOM
12. 2026-06-05
    days on market $74,989 Active 113 DOM
13. 2026-06-03
    days on market $74,989 Active 112 DOM
14. 2026-06-02
    days on market $74,989 Active 111 DOM
15. 2026-06-01
    days on market $74,989 Active 110 DOM
16. 2026-05-31
    days on market $74,989 Active 109 DOM
17. 2026-05-30
    days on market $74,989 Active 108 DOM
18. 2026-05-05
    price $74,989 449-char remark

    Show marketing remark (449 chars)

    16x80 Duchess mobile home built in 2010 featuring 3 bedrooms and 2 full baths. Located on a nice corner lot with a parking pad, storage shed, and large deck that is partially covered with steps and a ramp. Beautiful wood floors in the living room and kitchen. New roof and skirting in 2022. Lot rent is $375.00 a month, which includes Water, Sewer and Garbage. Refrigerator, stove, dishwasher, washer, and dryer all stay. Clean, and Move-in ready!

19. 2026-03-27
    price $78,489 449-char remark

    Show marketing remark (449 chars)

    16x80 Duchess mobile home built in 2010 featuring 3 bedrooms and 2 full baths. Located on a nice corner lot with a parking pad, storage shed, and large deck that is partially covered with steps and a ramp. Beautiful wood floors in the living room and kitchen. New roof and skirting in 2022. Lot rent is $375.00 a month, which includes Water, Sewer and Garbage. Refrigerator, stove, dishwasher, washer, and dryer all stay. Clean, and Move-in ready!

20. 2026-02-11
    listed $81,199 Active 449-char remark

    Show marketing remark (449 chars)

    16x80 Duchess mobile home built in 2010 featuring 3 bedrooms and 2 full baths. Located on a nice corner lot with a parking pad, storage shed, and large deck that is partially covered with steps and a ramp. Beautiful wood floors in the living room and kitchen. New roof and skirting in 2022. Lot rent is $375.00 a month, which includes Water, Sewer and Garbage. Refrigerator, stove, dishwasher, washer, and dryer all stay. Clean, and Move-in ready!

ⓘ 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: $643 · $54/mo
• Projected year-2 tax: $917 · $76/mo
• Expected delta: +$274/yr (+$23/mo · 42.7%)

ⓘ 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 ≥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: $15,483
• − Mortgage interest: −$3,921
• − Property taxes: −$643
• − Insurance: −$350
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$2,036
• Taxable income: $6,056
• Est. tax owed @ 24.0%: −$1,453
• After-tax cash flow: $5,381/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

-7.6% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $74,989 ABOR
• 2026-03-27 Price Changed $78,489 ABOR
• 2026-02-11 Listed $81,199 ABOR

Property tax history

-0.5%/yr

Latest (2025): $643 · -2.0% YoY. Source: county tax records.