405 SE 13 St St · Beresford, SD 57004

$74,900

4 bd · 2.0 ba · 828 sqft · Other public records · 60 Days on market

Built 1918 1.00 ac 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 +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Country living in town, 3 bedroom home on 1 acre is all updated & move in ready. Great kitchen with new stainless appliances that stay, big dinning area with sliding glass door to deck. Enjoy the view from your living room window. Huge back yard with many mature trees. 2 car garage. This home also has a new furnace, central air & hot water heater.

Key facts

• Large 2-car garage
• Space privacy
• 1 acre lot

Tags

• 1 ACRE LOT
• LARGE 2-CAR GARAGE
• SPACE PRIVACY

Property features AI

Exterior

• Parking: Detached oversized garage for 2 cars (garage about 24 x 28)
• Utilities: Public water; Septic tank sewer
• Home design: Single family residence; 1.5-story; Above-grade finished area approximately 1,188
• Construction: Wood siding; Block foundation; Composition roof; Land owned
• Exterior features: City lot; Lot dimensions about 128 x 340

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Master bedroom on main level; Two additional bedrooms on main level; Two bedrooms on upper level
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Baseboard heating; Central air; Electric water heater
• Interior features: Main floor laundry; Partial basement
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $576 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#72 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety D-.
• Beresford School District 61-2 (rural): math 38% / reading 43% proficiency, ranked #49 of 59 in SD (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Beresford Elementary - 02 (math 47% / reading 42%, grade F, #144 of 253 statewide, top 63%, 307 students, 25% FRL); Beresford High School - 01 (math 24% / reading 44%, grade F, #126 of 151 statewide, top 85%, 227 students, 14% FRL) — zoned schools at 20% FRL track the district average.
• Market conditions: 28 active listings in the ZIP; 46 units permitted in Union County in 2024 (8 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Union County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.90% ✓
• Cap rate: 15.51%
• Cash-on-cash: 32.93%
• DSCR: 2.47
• GRM: 4.4

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: 28.1%
• Equity multiple: 2.17×
• Total profit: $24,562
• Equity at exit: $11,168

10-year hold

• IRR: 35.6%
• Equity multiple: 4.28×
• Total profit: $68,757
• Equity at exit: $6,476

Cash invested: $20,972 (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 57004

• Home prices YoY: -17.5%
• Active inventory: 28
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$125 /mo · $1,504/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $576

Break-even live

Break-even rent $695

Max offer price $74,900

Occupancy floor 55%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $74,900 Active 60 DOM
2. 2026-06-18
   days on market $74,900 Active 59 DOM
3. 2026-06-17
   days on market $74,900 Active 58 DOM
4. 2026-06-16
   days on market $74,900 Active 57 DOM
5. 2026-06-15
   days on market $74,900 Active 56 DOM
6. 2026-06-14
   days on market $74,900 Active 54 DOM
7. 2026-06-12
   days on market $74,900 Active 53 DOM
8. 2026-06-09
   days on market $74,900 Active 50 DOM
9. 2026-06-08
   days on market $74,900 Active 49 DOM
10. 2026-06-07
    days on market $74,900 Active 48 DOM
11. 2026-06-05
    days on market $74,900 Active 46 DOM
12. 2026-06-04
    days on market $74,900 Active 44 DOM
13. 2026-06-02
    days on market $74,900 Active 43 DOM
14. 2026-06-01
    days on market $74,900 Active 42 DOM
15. 2026-05-31
    days on market $74,900 Active 41 DOM
16. 2026-05-31
    days on market $74,900 Active 40 DOM
17. 2026-05-19
    status Active
18. 2026-04-23
    status Pending
19. 2026-03-24
    listed $74,900 Active
20. 2008-01-11
    soldstatus $105,000 361-char remark

    Show marketing remark (361 chars)

    Country living in town, 3 bedroom home on 1 acre is all updated & move in ready. Great kitchen with new stainless appliances that stay, big dinning area with sliding glass door to deck. Enjoy the view from your living room window. Huge back yard with many mature trees. 2 car garage. This home also has a new furnace, central air & hot water heater.

21. 2008-01-11
    soldstatus $105,000

    Show marketing remark (361 chars)

    Country living in town, 3 bedroom home on 1 acre is all updated & move in ready. Great kitchen with new stainless appliances that stay, big dinning area with sliding glass door to deck. Enjoy the view from your living room window. Huge back yard with many mature trees. 2 car garage. This home also has a new furnace, central air & hot water heater.

22. 2007-10-30
    listed $110,000 361-char remark

    Show marketing remark (361 chars)

    Country living in town, 3 bedroom home on 1 acre is all updated & move in ready. Great kitchen with new stainless appliances that stay, big dinning area with sliding glass door to deck. Enjoy the view from your living room window. Huge back yard with many mature trees. 2 car garage. This home also has a new furnace, central air & hot water heater.

23. 1998-04-08
    soldstatus $63,573
24. 1991-07-29
    soldstatus $32,000
25. 1990-10-24
    soldstatus $32,000

ⓘ 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: $1,504 · $125/mo
• Projected year-2 tax: $1,504 · $125/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°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: $17,086
• − Mortgage interest: −$4,196
• − Property taxes: −$1,504
• − Insurance: −$374
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$2,179
• Taxable income: $6,100
• Est. tax owed @ 24.0%: −$1,464
• After-tax cash flow: $5,443/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: Beresford School District 61-2
• NCES district ID: 4606360
• Math proficiency: 38% ▼ -3.00%
• Reading proficiency: 43% ▼ -13.00%
• Median HH income: $55,079
• Composite: 35.38/100
• National rank: #4951
• State rank: #49 of 59 in SD

Livability — Beresford

• Score: 69/100
• State rank: #72
• US rank: #8469

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beresford, SD
• Population (ZIP): 3,900

Population outlook (Union County) Hauer SSP2

• Today (2025): 16,155 people
• By 2030: 16,737 · +3.6%
• By 2040: 17,804 · +10.2%
• By 2050: 18,877 · +16.8%
• By 2075: 23,022 · +42.5%
• By 2100: 29,133 · +80.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 2% Native American 1%
• Common ancestry: Portuguese 23% Iranian 9% Lithuanian 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Union

• 2024 margin: Solid R (+40.7) · D 28.7% · R 69.4% · Other 1.9%
• 2008→2024 swing: -26.8pp toward R · 2008: -13.8pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.4 2016: R+38.8 2012: R+25.2 2008: R+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.97%
• Current HPI: 230.8651
• 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

+134.1% since first listed

9 events — show timeline

• 2026-05-19 Relisted — REALTOR® Association of the Sioux Empire
• 2026-04-23 Pending — REALTOR® Association of the Sioux Empire
• 2026-03-24 Listed $74,900 REALTOR® Association of the Sioux Empire
• 2008-01-11 Sold (Public Records) $105,000 Public Records
• 2008-01-11 Sold (MLS) $105,000 REALTOR® Association of the Sioux Empire
• 2007-10-30 Listed $110,000 REALTOR® Association of the Sioux Empire
• 1998-04-08 Sold (Public Records) $63,573 Public Records
• 1991-07-29 Sold (Public Records) $32,000 Public Records
• 1990-10-24 Sold (Public Records) $32,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,504 · +3.1% YoY. Source: county tax records.