185 N Dakota Ave · Corsica, SD 57328

$99,000

4 bd · 1.0 ba · 1,153 sqft · SingleFamily · 68 Days on market

Built 1905 Good condition 0.41 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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Key facts

• 0.41 acre lot
• Garage
• Built 1905

Property features AI

Exterior

• Parking: Detached parking
• Home design: Single-family residence; Single-story
• Exterior features: Asphalt roof

Interior

• Kitchen: Range, Oven
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric baseboard heating
• Interior features: Range, Oven, Washer; Partial basement
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#146 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Market conditions: 6 active listings in the ZIP; 6 units permitted in Douglas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($684 loan paydown + $3k appreciation (3.0% local appreciation)).
• Douglas 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 $28k cash investment doubles in ~5 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

• It's been on market 68 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — 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. Crime grade is D 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?
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: 1.14% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.94%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $25,366
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
280 S Dakota Ave	0.19mi	4/1.0	1,146 (-1%)	11mo	$25,000	$22	81

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: 15.9%
• Equity multiple: 1.91×
• Total profit: $25,096
• Equity at exit: $44,515

10-year hold

• IRR: 17.5%
• Equity multiple: 3.56×
• Total profit: $70,944
• Equity at exit: $68,602

Cash invested: $27,720 (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 57328

• Active inventory: 6
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,127 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $207

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 77%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $99,000 Active 68 DOM
2. 2026-06-17
   days on market $99,000 Active 67 DOM
3. 2026-06-16
   days on market $99,000 Active 66 DOM
4. 2026-06-15
   days on market $99,000 Active 65 DOM
5. 2026-06-13
   days on market $99,000 Active 63 DOM
6. 2026-06-12
   days on market $99,000 Active 62 DOM
7. 2026-06-09
   days on market $99,000 Active 59 DOM
8. 2026-06-08
   days on market $99,000 Active 58 DOM
9. 2026-06-08
   days on market $99,000 Active 57 DOM
10. 2026-06-05
    days on market $99,000 Active 55 DOM
11. 2026-06-04
    days on market $99,000 Active 53 DOM
12. 2026-06-02
    days on market $99,000 Active 52 DOM
13. 2026-06-01
    days on market $99,000 Active 51 DOM
14. 2026-05-31
    days on market $99,000 Active 50 DOM
15. 2026-04-11
    listed $110,000 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°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: $13,529
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$2,880
• Taxable income: $959
• Est. tax owed @ 24.0%: −$230
• After-tax cash flow: $2,248/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This single-family home in Corsica, SD is in good condition with a good roof, exterior, and interior. It has a good foundation and structure, and the HVAC system appears to be in good condition. The home is move-in ready and has good curb appeal. The most impactful updates would be to touch up the paint, improve the landscaping, and maintain the HVAC system.

Value-add opportunities

• Resale Paint touch-ups — Fresh paint enhances curb appeal and can make the home look more inviting
• Both Landscaping improvements — Well-maintained landscaping can increase both resale and rental value
• Both HVAC maintenance — A clean and efficient HVAC system can improve comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint touch-ups — Fresh paint enhances curb appeal and can make the home look more inviting ↑
• Both Landscaping improvements — Well-maintained landscaping can increase both resale and rental value ↑
• Both HVAC maintenance — A clean and efficient HVAC system can improve comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Corsica

• Score: 65/100
• State rank: #146
• US rank: #12841

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corsica, SD
• Population (ZIP): 1,225

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 2,874 people
• By 2030: 2,835 · -1.4%
• By 2040: 2,795 · -2.7%
• By 2050: 2,780 · -3.3%
• By 2075: 3,181 · +10.7%
• By 2100: 3,649 · +27.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Native American 2% Two or more races 1%
• Common ancestry: Iranian 43% Portuguese 4% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Douglas

• 2024 margin: Solid R (+72.4) · D 13.2% · R 85.6% · Other 1.2%
• 2008→2024 swing: -22.9pp toward R · 2008: -49.5pp · 2024: -72.4pp
• All cycles: 2024: R+72.4 2020: R+73.3 2016: R+70.0 2012: R+59.3 2008: R+49.5

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

• 2026-04-11 Listed $110,000 MBOR