303 S Maple St St · Worthing, SD 57077-2051

$138,500

2 bd · 1.0 ba · 720 sqft · Other · 107 Days on market

Built 1964 0.66 ac lot ↓ 13% 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 +11.2/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Appreciation +5.0/10.0
• Livability +3.6/5.0
• DSCR +3.3/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Floor coverings
• New electrical
• Bathtub

Tags

• NEW ELECTRICAL
• PITCHED ROOF
• FLOOR COVERINGS
• FURNACE
• CENTRAL AIR
• BATHTUB

Property features AI

Exterior

• Parking: Detached 2-car garage (approx. 30 x 24) with garage heater, room for garage, and separate workshop; Concrete parking
• Utilities: Public water; Public sewer
• Home design: Mobile home; Ranch style; Above-grade finished area and additional below-grade unfinished area
• Construction: Metal and vinyl siding construction; Block foundation; Composition roof; Land is owned
• Exterior features: Covered patio; City lot; Additional buildings, RV/boat storage, and shed(s)

Interior

• Kitchen: Range; Refrigerator; Stove hood
• Bedrooms: Main-level master bedroom (approx. 10 x 11); Basement bedroom with built-in closet (approx. 6 x 9)
• Flooring: Carpet; Concrete; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air; Natural gas water heater
• Interior features: Main floor laundry; Master bedroom on main level; Open-concept living room to kitchen; Partial basement
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $138k.

Deal economics

• At list price, monthly cash flow is $-53 ($-631/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (21.3% below list).
• Recommended offer: $109k (21.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#44 in SD) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety D-.
• Lennox School District 41-4 (rural): math 56% / reading 64% proficiency, ranked #5 of 59 in SD (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Worthing Elementary - 05 (math 64% / reading 64%, grade B, #39 of 253 statewide, top 19%, 126 students, 5% FRL); Lennox Jr. High - 08 (math 57% / reading 67%, grade B+, #13 of 143 statewide, top 11%, 189 students, 15% FRL); Lennox High School - 01 (math 32% / reading 77%, grade C-, #53 of 151 statewide, top 41%, 359 students, 14% FRL) — zoned schools at 11% FRL track the district average.
• Market conditions: 1 active listings in the ZIP; 232 units permitted in Lincoln County in 2024 (14 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($958 loan paydown + $4k appreciation (3.0% local appreciation)).
• Lincoln County population projected at +66% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $109,049 (21.3% 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 107 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.79% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 10.6

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: 6.0%
• Equity multiple: 1.34×
• Total profit: $13,324
• Equity at exit: $62,276

10-year hold

• IRR: 8.9%
• Equity multiple: 2.34×
• Total profit: $52,135
• Equity at exit: $95,974

Cash invested: $38,780 (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 57077-2051

• Active inventory: 1
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,090 medium
• Mortgage (P&I): −$726
• Tax from tax record: −$130 /mo · $1,561/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $-53

Break-even live

Break-even rent $1,157

Max offer price $129,207

Occupancy floor 100%

Sensitivity live

Price	-10% $26	-5% $-13	+0% $-53	+5% $-92	+10% $-131
Rent	-10% $-139	-5% $-96	+0% $-53	+5% $-10	+10% $34
Rate	-1.0pp $17	-0.5pp $-17	base $-53	+0.5pp $-88	+1.0pp $-125

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: $34,625
• Closing costs: $4,155
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-30
   status Pending
2. 2026-01-13
   listed $138,500 Active
3. 2022-09-12
   historical
4. 2022-08-08
   price $139,900
5. 2022-06-22
   listed $159,900 Active - New

ⓘ 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: $1,561 · $130/mo
• Projected year-2 tax: $1,814 · $151/mo
• Expected delta: +$253/yr (+$21/mo · 16.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥100°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: $13,086
• − Mortgage interest: −$7,758
• − Property taxes: −$1,561
• − Insurance: −$692
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$4,029
• Taxable loss: −$3,049
• Est. tax savings @ 24.0%: +$732
• After-tax cash flow: $100/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: Lennox School District 41-4
• NCES district ID: 4641550
• Math proficiency: 56% ▲ 3.00%
• Reading proficiency: 64% ▲ 2.00%
• Median HH income: $63,780
• Composite: 52.37/100
• National rank: #1584
• State rank: #5 of 59 in SD

Livability — Worthing

• Score: 72/100
• State rank: #44
• US rank: #6285

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Worthing, SD

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 70,138 people
• By 2030: 78,929 · +12.5%
• By 2040: 97,132 · +38.5%
• By 2050: 116,136 · +65.6%
• By 2075: 166,314 · +137.1%
• By 2100: 219,430 · +212.9%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• 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

-13.4% since first listed

5 events — show timeline

• 2026-04-30 Pending — REALTOR® Association of the Sioux Empire
• 2026-01-13 Listed $138,500 REALTOR® Association of the Sioux Empire
• 2022-09-12 Listing Removed — REALTOR® Association of the Sioux Empire
• 2022-08-08 Price Changed $139,900 REALTOR® Association of the Sioux Empire
• 2022-06-22 Listed $159,900 REALTOR® Association of the Sioux Empire

Property tax history

+43.0%/yr

Latest (2025): $1,561 · +0.8% YoY. Source: county tax records.