1623 SW 10th Ave #1206 · Aberdeen, SD 57401

$65,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 101 Days on market

Built 2009 $56/sqft · 87% above area

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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 +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well maintained 2009 Highland single-wide home located in a quiet cul-de-sac within the Park Village community. This home offers a spacious open-concept floor plan designed for comfortable living and easy entertaining. Inside, you'll find 3 bedrooms and 2 bathrooms, along with a bright kitchen that opens directly into the living room, creating a welcoming space for gatherings. The kitchen features a large island with generous storage, perfect for meal prep, or extra seating. The primary suite provides a relaxing retreat with its own private attached bathroom, while the additional bedrooms offer flexibility for guests, or a home office. Outside the property impress with a 2-car carport, and two storage buildings. BUYER MUST COMPLETE AN APPLICATION AND RECEIVE APPROVAL FROM PARK VILLAGE PRIOR TO CLOSING. LOT RENT IS $400 PER MONTH AND INCLUDES WATER, SEWER, AND GARBAGE SERVICES. Don't miss the opportunity to own this move-in-ready home in a peaceful community setting!

Key facts

• Bright kitchen
• 2-car carport
• Large island

Tags

• OPEN-CONCEPT FLOOR PLAN
• BRIGHT KITCHEN
• LARGE ISLAND
• PRIVATE ATTACHED BATHROOM
• 2-CAR CARPORT
• TWO STORAGE BUILDINGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.3% 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 $449 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Recommended offer $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.98% ✓
• Cap rate: 17.28%
• Cash-on-cash: 39.25%
• DSCR: 2.75
• GRM: 4.2

CMA / ARV

• ARV (median comp): $34,709
• List price: $65,000
• Delta: 87.27%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1623 SW 10th Ave	0.08mi	3/2.0	1,188 (+3%)	9mo	$35,000	$29	84
612 (#9) S 12th St	0.44mi	3/2.0	1,216 (+6%)	21mo	$25,000	$21	53
617 S 10th St	0.64mi	3/2.0	1,216 (+6%)	20mo	$55,000	$45	45

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: 35.5%
• Equity multiple: 2.50×
• Total profit: $27,389
• Equity at exit: $9,692

10-year hold

• IRR: 42.2%
• Equity multiple: 4.99×
• Total profit: $72,687
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,288 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$54 /mo · $649/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $595

Break-even live

Break-even rent $534

Max offer price $65,000

Occupancy floor 49%

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: $16,250
• Closing costs: $1,950
• 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	0.57mi
1116 S Main St Aberdeen, SD	2.0	1.0	930	$1,020	$1.10	44d	1	1.17mi

Listing history 17 events

1. 2026-06-19
   days on market $65,000 Active 101 DOM
2. 2026-06-18
   days on market $65,000 Active 100 DOM
3. 2026-06-17
   days on market $65,000 Active 99 DOM
4. 2026-06-16
   days on market $65,000 Active 98 DOM
5. 2026-06-15
   days on market $65,000 Active 97 DOM
6. 2026-06-14
   days on market $65,000 Active 95 DOM
7. 2026-06-12
   days on market $65,000 Active 94 DOM
8. 2026-06-09
   days on market $65,000 Active 91 DOM
9. 2026-06-08
   days on market $65,000 Active 90 DOM
10. 2026-06-07
    days on market $65,000 Active 89 DOM
11. 2026-06-05
    days on market $65,000 Active 86 DOM
12. 2026-06-03
    days on market $65,000 Active 85 DOM
13. 2026-06-02
    days on market $65,000 Active 84 DOM
14. 2026-06-01
    days on market $65,000 Active 83 DOM
15. 2026-05-31
    days on market $65,000 Active 82 DOM
16. 2026-05-30
    days on market $65,000 Active 81 DOM
17. 2026-03-10
    listed $65,000 Active 996-char remark

    Show marketing remark (996 chars)

    Welcome to this well maintained 2009 Highland single-wide home located in a quiet cul-de-sac within the Park Village community. This home offers a spacious open-concept floor plan designed for comfortable living and easy entertaining. Inside, you'll find 3 bedrooms and 2 bathrooms, along with a bright kitchen that opens directly into the living room, creating a welcoming space for gatherings. The kitchen features a large island with generous storage, perfect for meal prep, or extra seating. The primary suite provides a relaxing retreat with its own private attached bathroom, while the additional bedrooms offer flexibility for guests, or a home office. Outside the property impress with a 2-car carport, and two storage buildings. BUYER MUST COMPLETE AN APPLICATION AND RECEIVE APPROVAL FROM PARK VILLAGE PRIOR TO CLOSING. LOT RENT IS $400 PER MONTH AND INCLUDES WATER, SEWER, AND GARBAGE SERVICES. Don't miss the opportunity to own this move-in-ready home in a peaceful community setting!

ⓘ 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: $649 · $54/mo
• Projected year-2 tax: $852 · $71/mo
• Expected delta: +$203/yr (+$17/mo · 31.2%)

ⓘ 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: $15,454
• − Mortgage interest: −$3,641
• − Property taxes: −$649
• − Insurance: −$325
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$1,891
• Taxable income: $6,475
• Est. tax owed @ 24.0%: −$1,554
• After-tax cash flow: $5,590/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

1 event — show timeline

• 2026-03-10 Listed $65,000 ABOR

Property tax history

-4.7%/yr

Latest (2025): $649 · -2.0% YoY. Source: county tax records.