308 Redbird Ave · Hayti, SD 57241

$99,900

2 bd · 1.0 ba · 1,570 sqft · SingleFamily · 42 Days on market

Built 1905 6,969 sqft lot $64/sqft · 44% below area Est $177k · 44% under ↓ 13% since listing

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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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• Appreciation +5.8/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Large back yard
• 6,969 sq ft lot
• Built 1905

Tags

• LARGE BACK YARD

Property features AI

Exterior

• Utilities: Sewer connected
• Home design: Single-family residence; One level
• Exterior features: Asphalt roof

Interior

• Kitchen: Refrigerator
• Bathrooms: 1 full bathroom
• Interior features: Partial basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#148 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, crime D-.
• Hamlin School District 28-3 (rural): math 55% / reading 51% proficiency, ranked #18 of 59 in SD (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 9 active listings in the ZIP; 56 units permitted in Hamlin County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($691 loan paydown + $2k appreciation (1.5% local appreciation)).
• Hamlin County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.5% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.35%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (median comp): $177,243
• List price: $99,900
• Delta: -43.64%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 Redbird Ave	0.08mi	2/1.0	1,540 (-2%)	1mo	$100,000	$65	92
410 4th St	0.25mi	2/1.0	1,776 (+13%)	12mo	$179,900	$101	56
406 Hamlin Ave	0.19mi	3/2.0 (+1)	1,376 (-12%)	7mo	$165,500	$120	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.61×
• Total profit: $16,966
• Equity at exit: $36,957

10-year hold

• IRR: 14.8%
• Equity multiple: 2.89×
• Total profit: $52,947
• Equity at exit: $51,400

Cash invested: $27,972 (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 57241

• Home prices YoY: 1.4%
• Active inventory: 9
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,120 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $195

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 78%

Sensitivity live

Price	-10% $264	-5% $229	+0% $195	+5% $160	+10% $126
Rent	-10% $106	-5% $150	+0% $195	+5% $239	+10% $283
Rate	-1.0pp $245	-0.5pp $220	base $195	+0.5pp $169	+1.0pp $142

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $99,900 Active 42 DOM
2. 2026-06-18
   days on market $99,900 Active 41 DOM
3. 2026-06-17
   days on market $99,900 Active 40 DOM
4. 2026-06-16
   days on market $99,900 Active 39 DOM
5. 2026-06-15
   days on market $99,900 Active 38 DOM
6. 2026-06-14
   days on market $99,900 Active 36 DOM
7. 2026-06-12
   days on market $99,900 Active 35 DOM
8. 2026-06-09
   pricedays on market $99,900 Active 32 DOM
9. 2026-06-08
   days on market $114,900 Active 31 DOM
10. 2026-06-07
    days on market $114,900 Active 30 DOM
11. 2026-06-05
    days on market $114,900 Active 28 DOM
12. 2026-06-03
    days on market $114,900 Active 26 DOM
13. 2026-06-02
    days on market $114,900 Active 25 DOM
14. 2026-06-01
    days on market $114,900 Active 24 DOM
15. 2026-05-31
    days on market $114,900 Active 23 DOM
16. 2026-05-30
    days on market $114,900 Active 22 DOM
17. 2026-05-07
    listed $114,900 Active 166-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 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 13 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: $13,444
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$2,906
• Taxable income: $793
• Est. tax owed @ 24.0%: −$190
• After-tax cash flow: $2,146/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: Hamlin School District 28-3
• NCES district ID: 4630800
• Math proficiency: 55% ▲ 2.00%
• Reading proficiency: 51% ▼ -7.00%
• Median HH income: $53,528
• Composite: 45.64/100
• National rank: #2584
• State rank: #18 of 59 in SD

Livability — Hayti

• Score: 65/100
• State rank: #148
• US rank: #13038

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hayti, SD
• Population (ZIP): 945

Population outlook (Hamlin County) Hauer SSP2

• Today (2025): 6,108 people
• By 2030: 6,113 · +0.1%
• By 2040: 6,214 · +1.7%
• By 2050: 6,346 · +3.9%
• By 2075: 7,401 · +21.2%
• By 2100: 9,572 · +56.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 8% Two or more races 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Portuguese 17% Iranian 4% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Hamlin

• 2024 margin: Solid R (+60.5) · D 18.9% · R 79.4% · Other 1.7%
• 2008→2024 swing: -38.3pp toward R · 2008: -22.2pp · 2024: -60.5pp
• All cycles: 2024: R+60.5 2020: R+56.0 2016: R+54.2 2012: R+31.6 2008: R+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.54%
• Current HPI: 114.5329
• 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

-13.1% since first listed

2 events — show timeline

• 2026-06-09 Price Changed $99,900 NESD
• 2026-05-07 Listed $114,900 NESD