325 W 6th St · Winner, SD 57580

$128,000

3 bd · 2.0 ba · 1,894 sqft · SingleFamily · 350 Days on market

Built 1940 7,500 sqft lot $68/sqft · at area comps Est $122k · at est. ↓ 8% 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 +22.9/30.0
• DSCR +7.3/10.0
• 1% rule +5.5/10.0
• ARV discount +5.4/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming two-story single-family home built in 1940, offering 1222 sq ft of living space—892 sq ft on the main floor and 330 sq ft upstairs. The partially finished 672 sq ft basement includes a walkout and a ¾ bathroom, providing additional usable space. The main level features a large kitchen, spacious living room, and an enclosed front porch. Interior highlights include hardwood floors and newer Pella windows. There are three bedrooms one on the main floor and two upstairs and two bathrooms, including a full bath on the main level. The home is equipped with forced air propane heating (2001), central air (Trane), and ceiling fans. Exterior features include steel siding (2015), a metal roof with gutters (2018), an 8' x 10' concrete patio, and a 12' x 14' garden shed. A generator plug-in is also available. An attached garage with a single door and workshop space adds convenience. The property sits on a 60' x 125' lot (7,500 sq ft). Included with the sale: propane range, washer, dryer, and a 500-gallon propane tank.

Key facts

• Walkout basement
• Large kitchen
• Two story home

Tags

• TWO STORY HOME
• PARTIALLY FINISHED BASEMENT
• WALKOUT BASEMENT
• LARGE KITCHEN
• ENCLOSED FRONT PORCH
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $113k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#49 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, schools D, amenities F.
• Winner School District 59-2 (town): math 35% / reading 50% proficiency, ranked #48 of 59 in SD (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 2 units permitted in Tripp County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $885 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Tripp County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 350 days — a 12% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $21k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 350 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.05% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.53%
• DSCR: 1.33
• GRM: 7.9

CMA / ARV

• ARV (median comp): $122,326
• List price: $128,000
• Delta: 4.64%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
345 W 6th St	0.02mi	3/2.0	1,846 (-2%)	10mo	$242,000	$131	86
410 W 8th St	0.04mi	3/2.0	2,030 (+7%)	8mo	$220,000	$108	80
558 W 10th St St	0.27mi	3/2.0	1,716 (-9%)	6mo	$170,000	$99	66
118 N Lamro St St	0.36mi	3/1.0	1,613 (-15%)	1mo	$20,000	$12	54
813 E 4th St	0.69mi	2/2.0 (-1)	1,664 (-12%)	5mo	$132,500	$80	38

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

Projected returns pro-forma

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

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-6,434
• Equity at exit: $19,085

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $12,800
• Equity at exit: $11,067

Cash invested: $35,840 (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 57580

• Home prices YoY: -31.1%
• Active inventory: 17
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,347 medium
• Mortgage (P&I): −$671
• Tax from tax record: −$115 /mo · $1,375/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $225

Break-even live

Break-even rent $1,062

Max offer price $128,000

Occupancy floor 78%

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $128,000 Active 350 DOM
2. 2026-06-17
   days on market $128,000 Active 349 DOM
3. 2026-06-16
   days on market $128,000 Active 348 DOM
4. 2026-06-15
   days on market $128,000 Active 347 DOM
5. 2026-06-13
   days on market $128,000 Active 345 DOM
6. 2026-06-12
   days on market $128,000 Active 344 DOM
7. 2026-06-09
   days on market $128,000 Active 341 DOM
8. 2026-06-08
   days on market $128,000 Active 340 DOM
9. 2026-06-08
   days on market $128,000 Active 339 DOM
10. 2026-06-05
    days on market $128,000 Active 337 DOM
11. 2026-06-04
    days on market $128,000 Active 335 DOM
12. 2026-06-02
    days on market $128,000 Active 334 DOM
13. 2026-06-01
    days on market $128,000 Active 333 DOM
14. 2026-05-31
    days on market $128,000 Active 332 DOM
15. 2026-05-15
    price $128,000 1042-char remark

    Show marketing remark (1042 chars)

    Charming two-story single-family home built in 1940, offering 1222 sq ft of living space—892 sq ft on the main floor and 330 sq ft upstairs. The partially finished 672 sq ft basement includes a walkout and a ¾ bathroom, providing additional usable space. The main level features a large kitchen, spacious living room, and an enclosed front porch. Interior highlights include hardwood floors and newer Pella windows. There are three bedrooms one on the main floor and two upstairs and two bathrooms, including a full bath on the main level. The home is equipped with forced air propane heating (2001), central air (Trane), and ceiling fans. Exterior features include steel siding (2015), a metal roof with gutters (2018), an 8' x 10' concrete patio, and a 12' x 14' garden shed. A generator plug-in is also available. An attached garage with a single door and workshop space adds convenience. The property sits on a 60' x 125' lot (7,500 sq ft). Included with the sale: propane range, washer, dryer, and a 500-gallon propane tank.

16. 2025-09-05
    price $144,000 1042-char remark

    Show marketing remark (1042 chars)

    Charming two-story single-family home built in 1940, offering 1222 sq ft of living space—892 sq ft on the main floor and 330 sq ft upstairs. The partially finished 672 sq ft basement includes a walkout and a ¾ bathroom, providing additional usable space. The main level features a large kitchen, spacious living room, and an enclosed front porch. Interior highlights include hardwood floors and newer Pella windows. There are three bedrooms one on the main floor and two upstairs and two bathrooms, including a full bath on the main level. The home is equipped with forced air propane heating (2001), central air (Trane), and ceiling fans. Exterior features include steel siding (2015), a metal roof with gutters (2018), an 8' x 10' concrete patio, and a 12' x 14' garden shed. A generator plug-in is also available. An attached garage with a single door and workshop space adds convenience. The property sits on a 60' x 125' lot (7,500 sq ft). Included with the sale: propane range, washer, dryer, and a 500-gallon propane tank.

17. 2025-07-03
    listed $149,000 Active 1042-char remark

    Show marketing remark (1042 chars)

    Charming two-story single-family home built in 1940, offering 1222 sq ft of living space—892 sq ft on the main floor and 330 sq ft upstairs. The partially finished 672 sq ft basement includes a walkout and a ¾ bathroom, providing additional usable space. The main level features a large kitchen, spacious living room, and an enclosed front porch. Interior highlights include hardwood floors and newer Pella windows. There are three bedrooms one on the main floor and two upstairs and two bathrooms, including a full bath on the main level. The home is equipped with forced air propane heating (2001), central air (Trane), and ceiling fans. Exterior features include steel siding (2015), a metal roof with gutters (2018), an 8' x 10' concrete patio, and a 12' x 14' garden shed. A generator plug-in is also available. An attached garage with a single door and workshop space adds convenience. The property sits on a 60' x 125' lot (7,500 sq ft). Included with the sale: propane range, washer, dryer, and a 500-gallon propane tank.

18. 2023-09-12
    soldstatus $136,000 Closed 360-char remark

    Show marketing remark (360 chars)

    This nice property with its original charm features 3 bedrooms, a single-stall garage, and a garden shed with power. Metal roof in 2015 and metal siding in 2018. Trane central air and propane furnace. The interior has lots of character with hardwood floors and many built-ins. The front porch is a perfect place to kick off shoes or relax with a cup of coffee.

19. 2023-08-08
    historical Active Under Contract 360-char remark

    Show marketing remark (360 chars)

    This nice property with its original charm features 3 bedrooms, a single-stall garage, and a garden shed with power. Metal roof in 2015 and metal siding in 2018. Trane central air and propane furnace. The interior has lots of character with hardwood floors and many built-ins. The front porch is a perfect place to kick off shoes or relax with a cup of coffee.

20. 2023-06-05
    status Active 360-char remark

    Show marketing remark (360 chars)

    This nice property with its original charm features 3 bedrooms, a single-stall garage, and a garden shed with power. Metal roof in 2015 and metal siding in 2018. Trane central air and propane furnace. The interior has lots of character with hardwood floors and many built-ins. The front porch is a perfect place to kick off shoes or relax with a cup of coffee.

21. 2023-05-25
    historical Active Under Contract 360-char remark

    Show marketing remark (360 chars)

    This nice property with its original charm features 3 bedrooms, a single-stall garage, and a garden shed with power. Metal roof in 2015 and metal siding in 2018. Trane central air and propane furnace. The interior has lots of character with hardwood floors and many built-ins. The front porch is a perfect place to kick off shoes or relax with a cup of coffee.

22. 2023-04-13
    listed $139,000 Active 360-char remark

    Show marketing remark (360 chars)

    This nice property with its original charm features 3 bedrooms, a single-stall garage, and a garden shed with power. Metal roof in 2015 and metal siding in 2018. Trane central air and propane furnace. The interior has lots of character with hardwood floors and many built-ins. The front porch is a perfect place to kick off shoes or relax with a cup of coffee.

ⓘ 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: $1,375 · $115/mo
• Projected year-2 tax: $1,677 · $140/mo
• Expected delta: +$302/yr (+$25/mo · 22.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°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: $16,161
• − Mortgage interest: −$7,170
• − Property taxes: −$1,375
• − Insurance: −$640
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − Depreciation: −$3,724
• Taxable income: $667
• Est. tax owed @ 24.0%: −$160
• After-tax cash flow: $2,537/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: Winner School District 59-2
• NCES district ID: 4679710
• Math proficiency: 35% ▲ 1.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $41,289
• Composite: 35.67/100
• National rank: #4878
• State rank: #48 of 59 in SD

Livability — Winner

• Score: 72/100
• State rank: #49
• US rank: #6496

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winner, SD
• Population (ZIP): 4,271

Population outlook (Tripp County) Hauer SSP2

• Today (2025): 5,086 people
• By 2030: 4,917 · -3.3%
• By 2040: 4,583 · -9.9%
• By 2050: 4,362 · -14.2%
• By 2075: 4,914 · -3.4%
• By 2100: 6,255 · +23.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Native American 13% Two or more races 5% Hispanic / Latino 2% Asian 1%
• Common ancestry: Portuguese 7% Iranian 4% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · German/W. Germanic 1% Tagalog/Filipino 1% Spanish 1%

Political lean MEDSL · Tripp

• 2024 margin: Solid R (+63.3) · D 17.7% · R 81.0% · Other 1.3%
• 2008→2024 swing: -30.0pp toward R · 2008: -33.3pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+61.8 2016: R+61.1 2012: R+43.4 2008: R+33.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.11%
• Current HPI: 173.3146
• 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

-7.9% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $128,000 CSDBR
• 2025-09-05 Price Changed $144,000 CSDBR
• 2025-07-03 Listed $149,000 CSDBR
• 2023-09-12 Sold (MLS) $136,000 CSDBR
• 2023-08-08 Contingent — CSDBR
• 2023-06-05 Relisted — CSDBR
• 2023-05-25 Contingent — CSDBR
• 2023-04-13 Listed $139,000 CSDBR

Property tax history

+9.6%/yr

Latest (2025): $1,375 · +101.7% YoY. Source: county tax records.