710 E 3rd Ave · Mobridge, SD 57601

$45,000

2 bd · 2.0 ba · 842 sqft · SingleFamily · 126 Days on market

Built 1920 7,000 sqft lot ↓ 8% since listing

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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 +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-bedroom, 1.5-bath home offers 842 square feet of main floor living space, with additional partially finished basement. A detached two-stall garage provides convenient parking and storage, complemented by an additional storage shed on the property. This home presents a great opportunity for owner-occupants or investors alike.

Key facts

• 7,000 sq ft lot
• 2 garage spots
• Built 1920

Property features AI

Exterior

• Parking: Attached or detached 2-car garage
• Utilities: Public water; Public sewer; Sewer connected; Water connected
• Home design: Single-family residence; One level
• Construction: Composition roof
• Exterior features: Composition roof; Lot dimensions approximately 50 x 140

Interior

• Kitchen: Range
• Heating & cooling: Natural gas heating
• Interior features: Range

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($861 rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#60 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, amenities F, commute F.
• Mobridge-Pollock 62-6 (town): math 50% / reading 62% proficiency, ranked #14 of 59 in SD (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 31 active listings in the ZIP; 7 units permitted in Walworth County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Walworth County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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 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?
6. 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.
7. 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.
8. 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: 1.91% ✓
• Cap rate: 16.15%
• Cash-on-cash: 35.20%
• DSCR: 2.57
• 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: 30.8%
• Equity multiple: 2.29×
• Total profit: $16,261
• Equity at exit: $6,710

10-year hold

• IRR: 38.0%
• Equity multiple: 4.53×
• Total profit: $44,523
• Equity at exit: $3,891

Cash invested: $12,600 (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 57601

• Home prices YoY: -13.6%
• Active inventory: 31
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $861 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $370

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 52%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $45,000 Active 126 DOM
2. 2026-06-17
   days on market $45,000 Active 125 DOM
3. 2026-06-16
   days on market $45,000 Active 124 DOM
4. 2026-06-15
   days on market $45,000 Active 123 DOM
5. 2026-06-13
   days on market $45,000 Active 121 DOM
6. 2026-06-12
   days on market $45,000 Active 120 DOM
7. 2026-06-09
   days on market $45,000 Active 117 DOM
8. 2026-06-08
   days on market $45,000 Active 116 DOM
9. 2026-06-08
   days on market $45,000 Active 115 DOM
10. 2026-06-05
    days on market $45,000 Active 113 DOM
11. 2026-06-04
    days on market $45,000 Active 111 DOM
12. 2026-06-02
    days on market $45,000 Active 110 DOM
13. 2026-06-01
    days on market $45,000 Active 109 DOM
14. 2026-05-31
    days on market $45,000 Active 108 DOM
15. 2026-04-14
    listed $55,000 Active 333-char remark

    Show marketing remark (333 chars)

    This 2-bedroom, 1.5-bath home offers 842 square feet of main floor living space, with additional partially finished basement. A detached two-stall garage provides convenient parking and storage, complemented by an additional storage shed on the property. This home presents a great opportunity for owner-occupants or investors alike.

16. 2026-04-08
    price $55,000
17. 2026-02-12
    listed $60,000 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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,338
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$827
• − Management: −$827
• − Depreciation: −$1,309
• Taxable income: $3,954
• Est. tax owed @ 24.0%: −$949
• After-tax cash flow: $3,486/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: Mobridge-Pollock 62-6
• NCES district ID: 4680441
• Math proficiency: 50% ▲ 2.00%
• Reading proficiency: 62% ▼ -3.00%
• Median HH income: $42,172
• Composite: 46.97/100
• National rank: #2355
• State rank: #14 of 59 in SD

Livability — Mobridge

• Score: 71/100
• State rank: #60
• US rank: #7236

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mobridge, SD
• Population (ZIP): 3,483

Population outlook (Walworth County) Hauer SSP2

• Today (2025): 5,610 people
• By 2030: 5,693 · +1.5%
• By 2040: 5,896 · +5.1%
• By 2050: 6,200 · +10.5%
• By 2075: 7,621 · +35.8%
• By 2100: 9,375 · +67.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Native American 18% Two or more races 12% Hispanic / Latino 1%
• Common ancestry: Portuguese 13% Iranian 3% Scotch-Irish 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Walworth

• 2024 margin: Solid R (+59.2) · D 19.5% · R 78.7% · Other 1.8%
• 2008→2024 swing: -31.0pp toward R · 2008: -28.1pp · 2024: -59.2pp
• All cycles: 2024: R+59.2 2020: R+54.3 2016: R+58.1 2012: R+43.1 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.03%
• Current HPI: 159.6477
• 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

-8.3% since first listed

3 events — show timeline

• 2026-04-14 Listed $55,000 GNMLS
• 2026-04-08 Price Changed $55,000 ABOR
• 2026-02-12 Listed $60,000 ABOR