361 W 2nd St · Mission, SD 57555

$114,000

3 bd · 1.0 ba · 1,270 sqft · Other · 1 Days on market

9,000 sqft lot ↓ 21% since listing

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Why this score? — see what drove the C 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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Appreciation +5.0/10.0
• 1% rule +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Key facts

• Durable metal roof
• Spacious backyard
• Newer addition

Tags

• NEWER ADDITION
• BRAND NEW REFRIGERATOR
• ELECTRIC STOVE
• DURABLE METAL ROOF
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $114k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (1.8% below list).
• Recommended offer: $112k (1.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#237 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: schools D-, amenities F, commute F.
• Todd County School District 66-1 (rural): math 4% / reading 9% proficiency, ranked #144 of 148 in SD (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($788 loan paydown + $3k appreciation (3.0% local appreciation)).
• Todd County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,966 (1.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 0.98% ✗
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 8.5

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: 14.4%
• Equity multiple: 1.82×
• Total profit: $26,242
• Equity at exit: $51,259

10-year hold

• IRR: 16.2%
• Equity multiple: 3.37×
• Total profit: $75,781
• Equity at exit: $78,997

Cash invested: $31,920 (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 57555

• Active inventory: 2
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,120 medium
• Mortgage (P&I): −$598
• Tax from tax record: −$42 /mo · $505/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $197

Break-even live

Break-even rent $870

Max offer price $114,000

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-17
   statusdays on marketlisting id $114,000 Active 1 DOM
2. 2026-04-13
   status Pending
3. 2026-03-03
   price $114,000
4. 2026-03-02
   listed $144,000 Active

ⓘ 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: $505 · $42/mo
• Projected year-2 tax: $1,493 · $124/mo
• Expected delta: +$988/yr (+$82/mo · 195.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 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: $13,436
• − Mortgage interest: −$6,386
• − Property taxes: −$505
• − Insurance: −$570
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$3,316
• Taxable income: $509
• Est. tax owed @ 24.0%: −$122
• After-tax cash flow: $2,243/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: Todd County School District 66-1
• NCES district ID: 4672090
• Math proficiency: 4% ▼ -1.00%
• Reading proficiency: 9% ▼ -1.00%
• Median HH income: $28,229
• Composite: 8.43/100
• National rank: #14736
• State rank: #144 of 148 in SD

Livability — Mission

• Score: 61/100
• State rank: #237
• US rank: #18118

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mission, SD
• Population (ZIP): 3,530

Population outlook (Todd County) Hauer SSP2

• Today (2025): 10,490 people
• By 2030: 10,719 · +2.2%
• By 2040: 11,092 · +5.7%
• By 2050: 11,438 · +9.0%
• By 2075: 12,342 · +17.7%
• By 2100: 14,035 · +33.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.98)
• Race & ethnicity: Native American 76% White 14% Two or more races 7% Asian 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 83% English-only · Other Asian/Pacific 3% German/W. Germanic 1%

Political lean MEDSL · Todd

• 2024 margin: Solid D (+50.5) · D 73.8% · R 23.4% · Other 2.8%
• 2008→2024 swing: -7.4pp toward R · 2008: 57.9pp · 2024: 50.5pp
• All cycles: 2024: D+50.5 2020: D+56.4 2016: D+47.9 2012: D+59.2 2008: D+57.9

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

-20.8% since first listed

3 events — show timeline

• 2026-04-13 Pending — CSDBR
• 2026-03-03 Price Changed $114,000 CSDBR
• 2026-03-02 Listed $144,000 CSDBR

Property tax history

-4.3%/yr

Latest (2025): $505 · +14.4% YoY. Source: county tax records.