306 Seward Ave · Roscoe, SD 57471

$85,000

3 bd · 2.0 ba · 1,573 sqft · SingleFamily · 64 Days on market

Built 1930 0.26 ac lot $54/sqft · 39% below area Est $139k · 39% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Appreciation +5.0/10.0
• Schools +3.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious ranch style home in charming Roscoe being sold AS IS. Featuring 3 bedrooms, 2 bathrooms and a 1 stall detached garage, this home offers plenty of room to make your own. Recent updates include a new steel roof and water heater. A great opportunity to create your dream home in a quiet small-town setting!

Key facts

• New steel roof
• Water heater
• Ranch style home

Tags

• RANCH STYLE HOME
• NEW STEEL ROOF
• WATER HEATER
• QUIET SMALL-TOWN SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#124 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, crime D-.
• 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 $3k of equity ($588 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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 1930 — 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: 1.43% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.77%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

• ARV (median comp): $138,757
• List price: $85,000
• Delta: -38.74%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 N Andrew St	0.16mi	3/2.0	1,456 (-7%)	11mo	$106,000	$73	71
208 S Richmond St	0.37mi	3/2.0	1,500 (-5%)	10mo	$145,000	$97	66

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: 25.2%
• Equity multiple: 2.43×
• Total profit: $33,963
• Equity at exit: $38,220

10-year hold

• IRR: 25.9%
• Equity multiple: 4.69×
• Total profit: $87,722
• Equity at exit: $58,901

Cash invested: $23,800 (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 57471

• Active inventory: 1
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $372

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 64%

Sensitivity live

Price	-10% $431	-5% $402	+0% $372	+5% $343	+10% $313
Rent	-10% $276	-5% $324	+0% $372	+5% $420	+10% $468
Rate	-1.0pp $415	-0.5pp $394	base $372	+0.5pp $350	+1.0pp $328

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $85,000 Active 64 DOM
2. 2026-06-17
   days on market $85,000 Active 63 DOM
3. 2026-06-16
   days on market $85,000 Active 62 DOM
4. 2026-06-15
   days on market $85,000 Active 61 DOM
5. 2026-06-13
   days on market $85,000 Active 59 DOM
6. 2026-06-12
   days on market $85,000 Active 58 DOM
7. 2026-06-09
   days on market $85,000 Active 55 DOM
8. 2026-06-08
   days on market $85,000 Active 54 DOM
9. 2026-06-08
   days on market $85,000 Active 53 DOM
10. 2026-06-05
    days on market $85,000 Active 51 DOM
11. 2026-06-04
    days on market $85,000 Active 49 DOM
12. 2026-06-02
    days on market $85,000 Active 48 DOM
13. 2026-06-01
    days on market $85,000 Active 47 DOM
14. 2026-05-31
    days on market $85,000 Active 46 DOM
15. 2026-04-15
    listed $85,000 Active 312-char remark

    Show marketing remark (312 chars)

    Spacious ranch style home in charming Roscoe being sold AS IS. Featuring 3 bedrooms, 2 bathrooms and a 1 stall detached garage, this home offers plenty of room to make your own. Recent updates include a new steel roof and water heater. A great opportunity to create your dream home in a quiet small-town setting!

ⓘ 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 2/10 Low 7 d/yr ≥98°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: $14,576
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$2,473
• Taxable income: $3,310
• Est. tax owed @ 24.0%: −$794
• After-tax cash flow: $3,672/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 — Roscoe

• Score: 66/100
• State rank: #124
• US rank: #11599

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roscoe, SD
• Population (ZIP): 514

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 5% Two or more races 4% Native American 2%
• Common ancestry: Scotch-Irish 12% Portuguese 9% Iranian 4%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 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

• 2026-04-15 Listed $85,000 ABOR