43330 Us-12 Hwy #5 · Webster, SD 57274

$129,000

3 bd · 2.0 ba · 1,845 sqft · SingleFamily · 320 Days on market

Built 2026 ↓ 1% since listing

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Why this score? — see what drove the D- 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 +11.6/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Built 2026
• Listed 320 days

Property features AI

Exterior

• Home design: Single-family residence; One story
• Construction: Residential construction
• Exterior features: Asphalt roof

Interior

• Bathrooms: 2 full bathrooms
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $-39 ($-472/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (16.4% below list).
• Recommended offer: $108k (16.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#22 in SD, #3,452 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D, amenities F.
• Webster Area 18-5 (rural): math 54% / reading 66% proficiency, ranked #10 of 59 in SD (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Webster Area Elementary - 03 (math 62% / reading 67%, grade B, #39 of 253 statewide, top 19%, 265 students, 22% FRL); Webster Area Middle School - 02 (math 57% / reading 77%, grade A-, #5 of 143 statewide, top 3%, 125 students, 18% FRL); Webster Area High School - 01 (math 24% / reading 44%, grade F, #126 of 151 statewide, top 85%, 161 students, 17% FRL) — zoned schools at 19% FRL track the district average.
• Market conditions: 11 active listings in the ZIP; 34 units permitted in Day County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Day County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 320 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Recommended offer $107,866 (16.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 320 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• GRM: 10.0

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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-23,393
• Equity at exit: $19,234

10-year hold

• IRR: -10.8%
• Equity multiple: 0.35×
• Total profit: $-23,531
• Equity at exit: $11,154

Cash invested: $36,120 (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 57274

• Active inventory: 11
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,079 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $-39

Break-even live

Break-even rent $1,128

Max offer price $123,306

Occupancy floor 99%

Sensitivity live

Price	-10% $50	-5% $5	+0% $-39	+5% $-84	+10% $-128
Rent	-10% $-125	-5% $-82	+0% $-39	+5% $3	+10% $46
Rate	-1.0pp $26	-0.5pp $-7	base $-39	+0.5pp $-73	+1.0pp $-107

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $129,000 Active 320 DOM
2. 2026-06-21
   days on market $129,000 Active 319 DOM
3. 2026-06-18
   days on market $129,000 Active 317 DOM
4. 2026-06-17
   days on market $129,000 Active 316 DOM
5. 2026-06-16
   days on market $129,000 Active 315 DOM
6. 2026-06-15
   days on market $129,000 Active 314 DOM
7. 2026-06-13
   days on market $129,000 Active 312 DOM
8. 2026-06-12
   days on market $129,000 Active 311 DOM
9. 2026-06-09
   days on market $129,000 Active 308 DOM
10. 2026-06-08
    days on market $129,000 Active 307 DOM
11. 2026-06-08
    days on market $129,000 Active 306 DOM
12. 2026-06-05
    days on market $129,000 Active 304 DOM
13. 2026-06-04
    days on market $129,000 Active 302 DOM
14. 2026-06-02
    days on market $129,000 Active 301 DOM
15. 2026-06-01
    days on market $129,000 Active 300 DOM
16. 2026-05-31
    pricedays on market $129,000 Active 299 DOM
17. 2026-03-20
    price $96,676
18. 2025-10-26
    price $104,500
19. 2025-08-05
    listed $98,000 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 1/10 Low
• 🌡 Heat 1/10 Low 6 d/yr ≥97°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,944
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$3,753
• Taxable loss: −$2,686
• Est. tax savings @ 24.0%: +$645
• After-tax cash flow: $172/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: Webster Area 18-5
• NCES district ID: 4676990
• Math proficiency: 54% ▼ -10.00%
• Reading proficiency: 66% ▼ -6.00%
• Median HH income: $39,747
• Composite: 50.05/100
• National rank: #1916
• State rank: #10 of 59 in SD

Livability — Webster

• Score: 76/100
• State rank: #22
• US rank: #3452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,611

Population outlook (Day County) Hauer SSP2

• Today (2025): 5,373 people
• By 2030: 5,255 · -2.2%
• By 2040: 5,021 · -6.6%
• By 2050: 4,920 · -8.4%
• By 2075: 5,463 · +1.7%
• By 2100: 6,689 · +24.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2% Native American 2%
• Common ancestry: Portuguese 29% Romanian 9% Scotch-Irish 4%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Day

• 2024 margin: Strong R (+29.9) · D 34.1% · R 64.0% · Other 1.9%
• 2008→2024 swing: -42.8pp toward R · 2008: 12.9pp · 2024: -29.9pp
• All cycles: 2024: R+29.9 2020: R+27.6 2016: R+23.8 2012: D+6.2 2008: D+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.56%
• Current HPI: 134.4609
• 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

-1.4% since first listed

3 events — show timeline

• 2026-03-20 Price Changed $96,676 NESD
• 2025-10-26 Price Changed $104,500 NESD
• 2025-08-05 Listed $98,000 NESD