46341 Eastman Rd · Sisseton, SD 57262

$55,000

4 bd · 2.0 ba · 2,796 sqft · Other · 4 Days on market

Built 1900 4.00 ac lot

---

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
• Appreciation +5.0/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• New foundation
• Wood floors
• 4 acres

Tags

• 4 ACRES
• NEW FOUNDATION
• WOOD FLOORS

Property features AI

Exterior

• Parking: Attached 2-car garage
• Home design: Single-family residential; Residential property
• Exterior features: 4-acre lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Full basement; Two levels

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $749 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).

Location & tenants

• Location reads 67/100 on livability (#97 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, schools F, amenities F.
• Sisseton School District 54-2 (rural): math 34% / reading 42% proficiency, ranked #54 of 59 in SD (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 23 units permitted in Roberts County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.0% local appreciation)).
• Roberts County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 2.60% ✓
• Cap rate: 22.63%
• Cash-on-cash: 58.35%
• DSCR: 3.60
• GRM: 3.2

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: 63.3%
• Equity multiple: 4.53×
• Total profit: $54,337
• Equity at exit: $24,730

10-year hold

• IRR: 62.8%
• Equity multiple: 9.22×
• Total profit: $126,636
• Equity at exit: $38,112

Cash invested: $15,400 (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 57262

• Active inventory: 5
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,429 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $749

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 43%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-09
   days on market $55,000 Active 4 DOM
2. 2026-06-08
   days on market $55,000 Active 3 DOM
3. 2026-06-08
   listed $55,000 Active 2 DOM

ⓘ 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 FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 13 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: $17,147
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$1,600
• Taxable income: $8,623
• Est. tax owed @ 24.0%: −$2,069
• After-tax cash flow: $6,916/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: Sisseton School District 54-2
• NCES district ID: 4600053
• Math proficiency: 34% ▲ 7.00%
• Reading proficiency: 42% ▲ 7.00%
• Median HH income: $39,282
• Composite: 31.79/100
• National rank: #5888
• State rank: #54 of 59 in SD

Livability — Sisseton

• Score: 67/100
• State rank: #97
• US rank: #10604

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,043

Population outlook (Roberts County) Hauer SSP2

• Today (2025): 10,364 people
• By 2030: 10,440 · +0.7%
• By 2040: 10,680 · +3.0%
• By 2050: 11,162 · +7.7%
• By 2075: 14,113 · +36.2%
• By 2100: 18,926 · +82.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.86)
• Race & ethnicity: Native American 55% White 37% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Portuguese 15% Danish 1% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Roberts

• 2024 margin: Strong R (+23.0) · D 37.6% · R 60.6% · Other 1.8%
• 2008→2024 swing: -42.6pp toward R · 2008: 19.6pp · 2024: -23.0pp
• All cycles: 2024: R+23.0 2020: R+13.4 2016: R+15.5 2012: D+9.8 2008: D+19.6

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

• 2026-06-05 Listed $55,000 NESD