203 W 5th St · Hosmer, SD 57448

$97,300

5 bd · 2.0 ba · 1,432 sqft · Other · 9 Days on market

Built 1965

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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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Sprawling deck
• Owned propane tank
• Extra outbuilding

Tags

• SPRAWLING DECK
• DETACHED 2-STALL GARAGES
• ADDITIONAL STORAGE SHEDS
• EXTRA OUTBUILDING
• OWNED PROPANE TANK
• INCLUDED BACKUP GENERATOR

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer (connected)
• Home design: Manufactured home; Single-story
• Construction: Block foundation
• Exterior features: Metal roof; Lot dimensions approximately 35 x 142 and 100 x 142

Interior

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

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath other listed at $97k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).

Location & tenants

• Location reads 57/100 on livability (#284 in SD) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, employment D, schools F.
• Edmunds Central School District 22-5 (rural): math 35% / reading 50% proficiency, ranked #105 of 148 in SD (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 2 units permitted in Edmunds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($673 loan paydown + $3k appreciation (3.0% local appreciation)).
• Edmunds County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $97,300

Questions for the listing agent

1. Built in 1965 — 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 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: 1.30% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.42%
• DSCR: 1.64
• GRM: 6.4

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: 21.0%
• Equity multiple: 2.20×
• Total profit: $32,594
• Equity at exit: $43,750

10-year hold

• IRR: 22.1%
• Equity multiple: 4.19×
• Total profit: $86,847
• Equity at exit: $67,424

Cash invested: $27,244 (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 57448

• Active inventory: 1
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,266 medium
• Mortgage (P&I): −$510
• Tax est. 1.5%: −$122 /mo · $1,460/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $327

Break-even live

Break-even rent $851

Max offer price $97,300

Occupancy floor 69%

Sensitivity live

Price	-10% $395	-5% $361	+0% $327	+5% $294	+10% $260
Rent	-10% $227	-5% $277	+0% $327	+5% $377	+10% $427
Rate	-1.0pp $376	-0.5pp $352	base $327	+0.5pp $302	+1.0pp $277

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: $24,325
• Closing costs: $2,919
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $97,300 Active 9 DOM
2. 2026-06-18
   days on market $97,300 Active 7 DOM
3. 2026-06-17
   days on market $97,300 Active 6 DOM
4. 2026-06-16
   days on market $97,300 Active 5 DOM
5. 2026-06-15
   days on market $97,300 Active 4 DOM
6. 2026-06-13
   days on market $97,300 Active 2 DOM
7. 2026-06-12
   days on marketlisting id $97,300 Active 1 DOM
8. 2026-06-09
   days on market $97,300 Active 28 DOM
9. 2026-06-08
   days on market $97,300 Active 27 DOM
10. 2026-06-08
    days on market $97,300 Active 26 DOM
11. 2026-06-05
    days on market $97,300 Active 24 DOM
12. 2026-06-04
    days on market $97,300 Active 22 DOM
13. 2026-06-02
    days on market $97,300 Active 21 DOM
14. 2026-06-01
    days on market $97,300 Active 20 DOM
15. 2026-05-31
    days on market $97,300 Active 19 DOM
16. 2026-05-12
    listed $97,300 Active 820-char remark

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥97°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: $15,187
• − Mortgage interest: −$5,450
• − Property taxes: −$1,460
• − Insurance: −$486
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$2,831
• Taxable income: $2,531
• Est. tax owed @ 24.0%: −$607
• After-tax cash flow: $3,322/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: Edmunds Central School District 22-5
• NCES district ID: 4634440
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $49,498
• Composite: 38.81/100
• National rank: #8351
• State rank: #105 of 148 in SD

Livability — Hosmer

• Score: 57/100
• State rank: #284
• US rank: #22015

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hosmer, SD
• Population (ZIP): 383

Population outlook (Edmunds County) Hauer SSP2

• Today (2025): 3,976 people
• By 2030: 3,964 · -0.3%
• By 2040: 3,905 · -1.8%
• By 2050: 3,842 · -3.4%
• By 2075: 3,835 · -3.5%
• By 2100: 3,724 · -6.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Portuguese 13% Scotch-Irish 12% Scottish 2%
• Foreign-born: 1%
• Languages at home: 90% English-only · German/W. Germanic 8% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Edmunds

• 2024 margin: Solid R (+60.8) · D 18.9% · R 79.7% · Other 1.4%
• 2008→2024 swing: -41.8pp toward R · 2008: -19.0pp · 2024: -60.8pp
• All cycles: 2024: R+60.8 2020: R+56.5 2016: R+54.9 2012: R+33.2 2008: R+19.0

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

• 2026-06-11 Listed $97,300 ABOR