307 1st Ave E · McLaughlin, SD 57642

$59,000

3 bd · 2.0 ba · 810 sqft · SingleFamily · 37 Days on market

Built 1955 Poor condition

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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 +7.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Schools +0.7/10.0

Listing remarks MLS

Listed on Zillow A cozy 2 bedroom 2 bath ( one room downstairs without the egress window) A laundry room/ detached garage / good neighbors close to main street, school, Post office and grocery store. Was appraised at 59,000 in July of 2025 metal roof, new furnace,

Key facts

• Close to school
• Close to post office
• Close to grocery

Tags

• CLOSE TO GROCERY
• CLOSE TO POST OFFICE
• CLOSE TO SCHOOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $59k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($953 rent vs $59k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#236 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Mclaughlin School District 15-2 (rural): math 3% / reading 5% proficiency, ranked #146 of 148 in SD (top 99%) — 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: 1 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($408 loan paydown + $2k appreciation (3.9% local appreciation)).
• Corson County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.61% ✓
• Cap rate: 13.31%
• Cash-on-cash: 25.06%
• DSCR: 2.12
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.9%
• Equity multiple: 2.94×
• Total profit: $32,071
• Equity at exit: $29,696

10-year hold

• IRR: 32.2%
• Equity multiple: 5.83×
• Total profit: $79,870
• Equity at exit: $48,398

Cash invested: $16,520 (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 57642

• Home prices YoY: 2.8%
• Active inventory: 1
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $953 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $345

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 59%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $59,000 Active 37 DOM
2. 2026-06-17
   days on market $59,000 Active 36 DOM
3. 2026-06-16
   days on market $59,000 Active 35 DOM
4. 2026-06-15
   days on market $59,000 Active 34 DOM
5. 2026-06-13
   days on market $59,000 Active 32 DOM
6. 2026-06-12
   days on market $59,000 Active 31 DOM
7. 2026-06-09
   days on market $59,000 Active 28 DOM
8. 2026-06-08
   days on market $59,000 Active 27 DOM
9. 2026-06-08
   days on market $59,000 Active 26 DOM
10. 2026-06-05
    days on market $59,000 Active 24 DOM
11. 2026-06-04
    days on market $59,000 Active 22 DOM

    Show marketing remark (270 chars)

    Listed on Zillow A cozy 2 bedroom 2 bath ( one room downstairs without the egress window) A laundry room/ detached garage / good neighbors close to main street, school, Post office and grocery store. Was appraised at 59,000 in July of 2025 metal roof, new furnace,

12. 2026-06-02
    days on market $59,000 Active 21 DOM
13. 2026-06-01
    days on market $59,000 Active 20 DOM
14. 2026-05-31
    days on market $59,000 Active 19 DOM
15. 2026-05-12
    listed $59,000 Active 62-char remark

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,434
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$915
• − Management: −$915
• − Depreciation: −$1,716
• Taxable income: $3,403
• Est. tax owed @ 24.0%: −$817
• After-tax cash flow: $3,323/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including roof replacement, exterior painting, and landscaping improvements. Significant investment is needed to bring it up to a livable condition.

Repairs flagged

• Major roof — Signs of significant wear
• Major exterior siding — Weathered and peeling
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both landscaping — Aesthetic improvement and increased curb appeal
• Both paint exterior — Enhances curb appeal and property value
• Both roof repair — Critical safety and value preservation

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of significant wear	Major	$15,000–50,000
exterior siding · Weathered and peeling	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both landscaping — Aesthetic improvement and increased curb appeal ↑
• Both paint exterior — Enhances curb appeal and property value ↑
• Both roof repair — Critical safety and value preservation ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Mclaughlin School District 15-2
• NCES district ID: 4646380
• Math proficiency: 3% ▬ 0.00%
• Reading proficiency: 5% ▼ -6.00%
• Median HH income: $28,640
• Composite: 6.5/100
• National rank: #14823
• State rank: #146 of 148 in SD

Livability — McLaughlin

• Score: 61/100
• State rank: #236
• US rank: #18107

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McLaughlin, SD
• Population (ZIP): 1,949

Population outlook (Corson County) Hauer SSP2

• Today (2025): 4,521 people
• By 2030: 4,693 · +3.8%
• By 2040: 5,031 · +11.3%
• By 2050: 5,371 · +18.8%
• By 2075: 6,650 · +47.1%
• By 2100: 8,480 · +87.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.94)
• Race & ethnicity: Native American 75% White 24%
• Common ancestry: Portuguese 2% Scotch-Irish 1%
• Foreign-born: 0%
• Languages at home: 86% English-only · German/W. Germanic 1%

Political lean MEDSL · Corson

• 2024 margin: R (+11.9) · D 43.3% · R 55.2% · Other 1.5%
• 2008→2024 swing: -33.4pp toward R · 2008: 21.5pp · 2024: -11.9pp
• All cycles: 2024: R+11.9 2020: R+1.9 2016: R+4.5 2012: D+11.0 2008: D+21.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.94%
• Current HPI: 145.6108
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-04 Listed $59,000 ForSaleByOwner.com
• 2026-05-12 Listed $59,000 FSBO.com