209 S Milwaukee Ave Ave · Wentworth, SD 57075

$99,500

3 bd · 2.0 ba · 400 sqft · SingleFamily public records · 3 Days on market

Built 1988 8,000 sqft lot

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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 +12.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Schools +4.6/10.0
• DSCR +3.8/10.0
• 1% rule +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Main-level living
• 8,000 sq ft lot
• 2 garage spots

Tags

• MAIN-LEVEL LIVING
• PRIVATE EN-SUITE BATH
• DOUBLE-STALL DETACHED GARAGE
• 3 ADDITIONAL STORAGE SHEDS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $-8 ($-96/yr) — negative.
• To cash-flow at today's rent, offer at most $98k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $80k (19.4% below list).
• Recommended offer: $80k (19.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#266 in SD) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, crime F.
• Chester Area School District 39-1 (rural): math 45% / reading 59% proficiency, ranked #19 of 59 in SD (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 83 active listings in the ZIP; 35 units permitted in Lake County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($688 loan paydown + $2k appreciation (1.9% local appreciation)).
• Lake County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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 $80,230 (19.4% 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. 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. Crime grade is F 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?
5. 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?
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: 0.81% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.20×
• Total profit: $5,665
• Equity at exit: $38,575

10-year hold

• IRR: 7.6%
• Equity multiple: 2.02×
• Total profit: $28,428
• Equity at exit: $55,037

Cash invested: $27,860 (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 57075

• Home prices YoY: 0.9%
• Active inventory: 83
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $802 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$79 /mo · $943/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $-8

Break-even live

Break-even rent $812

Max offer price $98,084

Occupancy floor 96%

Sensitivity live

Price	-10% $48	-5% $20	+0% $-8	+5% $-36	+10% $-64
Rent	-10% $-71	-5% $-40	+0% $-8	+5% $24	+10% $55
Rate	-1.0pp $42	-0.5pp $17	base $-8	+0.5pp $-34	+1.0pp $-60

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-27
   status Pending
2. 2026-04-24
   listed $99,500 Active
3. 2007-12-31
   historical
4. 2007-11-17
   listed $55,000
5. 2007-11-10
   historical
6. 2007-07-31
   listed $55,000
7. 2007-07-25
   historical
8. 2007-01-25
   listed $55,000

ⓘ 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: $943 · $79/mo
• Projected year-2 tax: $1,303 · $109/mo
• Expected delta: +$360/yr (+$30/mo · 38.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°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: $9,628
• − Mortgage interest: −$5,574
• − Property taxes: −$943
• − Insurance: −$498
• − Repairs & maintenance: −$770
• − Management: −$770
• − Depreciation: −$2,895
• Taxable loss: −$1,821
• Est. tax savings @ 24.0%: +$437
• After-tax cash flow: $341/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: Chester Area School District 39-1
• NCES district ID: 4612300
• Math proficiency: 45% ▼ -7.00%
• Reading proficiency: 59% ▼ -3.00%
• Median HH income: $62,004
• Composite: 45.54/100
• National rank: #2605
• State rank: #19 of 59 in SD

Livability — Wentworth

• Score: 59/100
• State rank: #266
• US rank: #20387

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wentworth, SD
• City population: 1,237
• Population (ZIP): 1,237

Population outlook (Lake County) Hauer SSP2

• Today (2025): 15,062 people
• By 2030: 16,261 · +8.0%
• By 2040: 18,290 · +21.4%
• By 2050: 19,881 · +32.0%
• By 2075: 23,907 · +58.7%
• By 2100: 29,664 · +96.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Native American 6% Two or more races 2%
• Common ancestry: Portuguese 17% Iranian 4% Romanian 2%

Political lean MEDSL · Lake

• 2024 margin: Solid R (+31.2) · D 33.5% · R 64.7% · Other 1.9%
• 2008→2024 swing: -31.8pp toward R · 2008: 0.7pp · 2024: -31.2pp
• All cycles: 2024: R+31.2 2020: R+27.5 2016: R+25.4 2012: R+11.1 2008: D+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.87%
• Current HPI: 201.5127
• 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

+80.9% since first listed

8 events — show timeline

• 2026-04-27 Pending — REALTOR® Association of the Sioux Empire
• 2026-04-24 Listed $99,500 REALTOR® Association of the Sioux Empire
• 2007-12-31 Listing Removed — REALTOR® Association of the Sioux Empire
• 2007-11-17 Listed $55,000 REALTOR® Association of the Sioux Empire
• 2007-11-10 Listing Removed — REALTOR® Association of the Sioux Empire
• 2007-07-31 Listed $55,000 REALTOR® Association of the Sioux Empire
• 2007-07-25 Listing Removed — REALTOR® Association of the Sioux Empire
• 2007-01-25 Listed $55,000 REALTOR® Association of the Sioux Empire

Property tax history

+0.9%/yr

Latest (2025): $943 · -1.2% YoY. Source: county tax records.