605 3rd Ave E · Mobridge, SD 57601

$129,900

5 bd · 2.0 ba · 2,040 sqft · SingleFamily · 10 Days on market

Built 1965 Fair condition 8,820 sqft lot

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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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Key facts

• Metal roof
• Main floor laundry
• Corner lot

Tags

• MAIN FLOOR LAUNDRY
• UPDATED NATURAL GAS FURNACE
• METAL ROOF
• CORNER LOT

Property features AI

Exterior

• Parking: Garage available (included)
• Utilities: Utilities information not specified
• Home design: Single-family residence; One story
• Construction: Masonite siding
• Exterior features: Garden

Interior

• Kitchen: Range; Refrigerator; Dishwasher not listed
• Bathrooms: Two three-quarter bathrooms
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Dryer, Washer, Range, Refrigerator; Full basement
• Laundry & utility: Washer and Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).

Location & tenants

• Location reads 71/100 on livability (#60 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, amenities F, commute F.
• Mobridge-Pollock 62-6 (town): math 50% / reading 62% proficiency, ranked #14 of 59 in SD (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 31 active listings in the ZIP; 7 units permitted in Walworth County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Walworth County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $129,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1965 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.00% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.31%
• DSCR: 1.19
• GRM: 8.3

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-12,712
• Equity at exit: $19,369

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-279
• Equity at exit: $11,231

Cash invested: $36,372 (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 57601

• Home prices YoY: -13.6%
• Active inventory: 31
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,302 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $131

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 85%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-01
   status Pending
2. 2026-04-20
   listed $129,900 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 14 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: $15,620
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$3,779
• Taxable loss: −$533
• Est. tax savings @ 24.0%: +$128
• After-tax cash flow: $1,695/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 · 6 photos

Fair 45/100 Moderate rehab

This home has average exterior condition with some minor repairs and maintenance needed. Fresh paint and landscaping would significantly improve its curb appeal and value.

Repairs flagged

• Minor Landscaping — Some areas of grass appear sparse
• Minor Exterior paint — Some discoloration on white siding

Value-add opportunities

• Both Paint exterior — Fresh paint would improve curb appeal and home value
• Both Landscaping — Fresh landscaping would enhance curb appeal and home value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Some areas of grass appear sparse	Minor	$500–3,000
Exterior paint · Some discoloration on white siding	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior — Fresh paint would improve curb appeal and home value ↑
• Both Landscaping — Fresh landscaping would enhance curb appeal and home value ↑

ⓘ 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: Mobridge-Pollock 62-6
• NCES district ID: 4680441
• Math proficiency: 50% ▲ 2.00%
• Reading proficiency: 62% ▼ -3.00%
• Median HH income: $42,172
• Composite: 46.97/100
• National rank: #2355
• State rank: #14 of 59 in SD

Livability — Mobridge

• Score: 71/100
• State rank: #60
• US rank: #7236

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mobridge, SD
• Population (ZIP): 3,483

Population outlook (Walworth County) Hauer SSP2

• Today (2025): 5,610 people
• By 2030: 5,693 · +1.5%
• By 2040: 5,896 · +5.1%
• By 2050: 6,200 · +10.5%
• By 2075: 7,621 · +35.8%
• By 2100: 9,375 · +67.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Native American 18% Two or more races 12% Hispanic / Latino 1%
• Common ancestry: Portuguese 13% Iranian 3% Scotch-Irish 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Walworth

• 2024 margin: Solid R (+59.2) · D 19.5% · R 78.7% · Other 1.8%
• 2008→2024 swing: -31.0pp toward R · 2008: -28.1pp · 2024: -59.2pp
• All cycles: 2024: R+59.2 2020: R+54.3 2016: R+58.1 2012: R+43.1 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.03%
• Current HPI: 159.6477
• 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

2 events — show timeline

• 2026-05-01 Pending — CSDBR
• 2026-04-20 Listed $129,900 CSDBR