452 Marsh St · Hoven, SD 57450

$83,700

3 bd · 2.0 ba · 1,082 sqft · SingleFamily public records · 40 Days on market

Built 1955 0.31 ac lot $77/sqft · at area comps Est $83k · at est.

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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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.3/15.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 1 1/2 story home on a large, 3 lot property in a quiet, small town in NE SD. This home features 3 bedrooms, 1.5 baths, and a 1 stall garage. Boosts hardwood floors, newer kitchen appliances, large mud room, and steel roofing on house & garage. Tons of storage in this one! Don't miss out on this opportunity!

Key facts

• Steel roof
• New front door
• Hardwood floors

Tags

• HARDWOOD FLOORS
• LARGE MUD ROOM
• NEW FRONT DOOR
• STEEL ROOF

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public sewer; Water connected
• Home design: Single-family residence; One and one-half stories
• Construction: Below-grade finished area included
• Exterior features: Metal roof; Shed(s); Lot approximately 103 x 132; Residential zoning

Interior

• Kitchen: Range; Microwave
• Heating & cooling: Forced air heating (oil); Central air conditioning
• Interior features: Full basement; 13 total rooms
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $81k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#168 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D-, amenities F.
• Hoven School District 53-2 (rural): math 40% / reading 60% proficiency, ranked #76 of 148 in SD (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 10 units permitted in Potter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($579 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,189 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1955 — 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: 1.27% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.06%
• DSCR: 1.67
• GRM: 6.6

CMA / ARV

• ARV (median comp): $83,294
• List price: $83,700
• Delta: 0.49%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
449 O Gorman St	0.17mi	2/1.0 (-1)	1,155 (+7%)	19mo	$110,000	$95	56

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: 21.6%
• Equity multiple: 2.23×
• Total profit: $28,811
• Equity at exit: $37,635

10-year hold

• IRR: 22.7%
• Equity multiple: 4.26×
• Total profit: $76,321
• Equity at exit: $58,000

Cash invested: $23,436 (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 57450

• Active inventory: 3
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,064 medium
• Mortgage (P&I): −$439
• Tax from tax record: −$73 /mo · $875/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $294

Break-even live

Break-even rent $692

Max offer price $83,700

Occupancy floor 67%

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: $20,925
• Closing costs: $2,511
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   days on market $83,700 Active 40 DOM
2. 2026-06-18
   days on market $83,700 Active 39 DOM
3. 2026-06-17
   days on market $83,700 Active 38 DOM
4. 2026-06-16
   days on market $83,700 Active 37 DOM
5. 2026-06-15
   days on market $83,700 Active 36 DOM
6. 2026-06-14
   days on market $83,700 Active 34 DOM
7. 2026-06-12
   days on market $83,700 Active 33 DOM
8. 2026-06-09
   days on market $83,700 Active 30 DOM
9. 2026-06-08
   days on market $83,700 Active 29 DOM
10. 2026-06-07
    days on market $83,700 Active 28 DOM
11. 2026-06-05
    days on market $83,700 Active 26 DOM
12. 2026-06-04
    days on market $83,700 Active 24 DOM
13. 2026-06-02
    days on market $83,700 Active 23 DOM
14. 2026-06-01
    days on market $83,700 Active 22 DOM
15. 2026-05-31
    days on market $83,700 Active 21 DOM
16. 2026-05-31
    days on market $83,700 Active 20 DOM
17. 2026-05-11
    listed $83,700 Active 319-char remark
18. 2025-02-11
    listed $90,000 Active
19. 2023-11-01
    soldstatus $76,000 Closed

    Show marketing remark (323 chars)

    Charming 1 1/2 story home on a large, 3 lot property in a quiet, small town in NE SD. This home features 3 bedrooms, 1.5 baths, and a 1 stall garage. Boosts hardwood floors, newer kitchen appliances, large mud room, and steel roofing on house & garage. Tons of storage in this one! Don't miss out on this opportunity!

20. 2023-09-05
    status Pending
21. 2023-08-30
    historical Active - Contingent Misc
22. 2023-08-26
    status Pending

    Show marketing remark (323 chars)

    Charming 1 1/2 story home on a large, 3 lot property in a quiet, small town in NE SD. This home features 3 bedrooms, 1.5 baths, and a 1 stall garage. Boosts hardwood floors, newer kitchen appliances, large mud room, and steel roofing on house & garage. Tons of storage in this one! Don't miss out on this opportunity!

23. 2023-08-26
    historical

    Show marketing remark (323 chars)

    Charming 1 1/2 story home on a large, 3 lot property in a quiet, small town in NE SD. This home features 3 bedrooms, 1.5 baths, and a 1 stall garage. Boosts hardwood floors, newer kitchen appliances, large mud room, and steel roofing on house & garage. Tons of storage in this one! Don't miss out on this opportunity!

24. 2023-08-26
    status Active

    Show marketing remark (323 chars)

    Charming 1 1/2 story home on a large, 3 lot property in a quiet, small town in NE SD. This home features 3 bedrooms, 1.5 baths, and a 1 stall garage. Boosts hardwood floors, newer kitchen appliances, large mud room, and steel roofing on house & garage. Tons of storage in this one! Don't miss out on this opportunity!

25. 2023-08-15
    historical

    Show marketing remark (323 chars)

    Charming 1 1/2 story home on a large, 3 lot property in a quiet, small town in NE SD. This home features 3 bedrooms, 1.5 baths, and a 1 stall garage. Boosts hardwood floors, newer kitchen appliances, large mud room, and steel roofing on house & garage. Tons of storage in this one! Don't miss out on this opportunity!

26. 2023-07-17
    price $70,000

    Show marketing remark (323 chars)

    Charming 1 1/2 story home on a large, 3 lot property in a quiet, small town in NE SD. This home features 3 bedrooms, 1.5 baths, and a 1 stall garage. Boosts hardwood floors, newer kitchen appliances, large mud room, and steel roofing on house & garage. Tons of storage in this one! Don't miss out on this opportunity!

27. 2023-07-17
    price $70,000

    Show marketing remark (323 chars)

    Charming 1 1/2 story home on a large, 3 lot property in a quiet, small town in NE SD. This home features 3 bedrooms, 1.5 baths, and a 1 stall garage. Boosts hardwood floors, newer kitchen appliances, large mud room, and steel roofing on house & garage. Tons of storage in this one! Don't miss out on this opportunity!

28. 2023-06-16
    price $75,000
29. 2023-06-15
    price $75,000

    Show marketing remark (323 chars)

    Charming 1 1/2 story home on a large, 3 lot property in a quiet, small town in NE SD. This home features 3 bedrooms, 1.5 baths, and a 1 stall garage. Boosts hardwood floors, newer kitchen appliances, large mud room, and steel roofing on house & garage. Tons of storage in this one! Don't miss out on this opportunity!

30. 2023-05-27
    listed $79,900 Active

    Show marketing remark (323 chars)

    Charming 1 1/2 story home on a large, 3 lot property in a quiet, small town in NE SD. This home features 3 bedrooms, 1.5 baths, and a 1 stall garage. Boosts hardwood floors, newer kitchen appliances, large mud room, and steel roofing on house & garage. Tons of storage in this one! Don't miss out on this opportunity!

31. 2023-05-21
    listed $79,900 Active - New
32. 2022-10-22
    listed $79,900 Active
33. 2019-08-23
    soldstatus $30,000
34. 2019-07-23
    listed $30,000

ⓘ 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: $875 · $73/mo
• Projected year-2 tax: $1,096 · $91/mo
• Expected delta: +$221/yr (+$18/mo · 25.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,772
• − Mortgage interest: −$4,689
• − Property taxes: −$875
• − Insurance: −$418
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$2,435
• Taxable income: $2,312
• Est. tax owed @ 24.0%: −$555
• After-tax cash flow: $2,974/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: Hoven School District 53-2
• NCES district ID: 4634600
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 60% ▲ 10.00%
• Median HH income: $41,824
• Composite: 43.98/100
• National rank: #6269
• State rank: #76 of 148 in SD

Livability — Hoven

• Score: 64/100
• State rank: #168
• US rank: #14372

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hoven, SD
• Population (ZIP): 605

Population outlook (Potter County) Hauer SSP2

• Today (2025): 2,235 people
• By 2030: 2,208 · -1.2%
• By 2040: 2,203 · -1.4%
• By 2050: 2,266 · +1.4%
• By 2075: 2,920 · +30.6%
• By 2100: 3,427 · +53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 6% Lithuanian 3% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Potter

• 2024 margin: Solid R (+65.1) · D 16.5% · R 81.6% · Other 1.9%
• 2008→2024 swing: -33.5pp toward R · 2008: -31.6pp · 2024: -65.1pp
• All cycles: 2024: R+65.1 2020: R+66.1 2016: R+64.0 2012: R+50.0 2008: R+31.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+179.0% since first listed

18 events — show timeline

• 2026-05-11 Listed $83,700 ABOR
• 2025-02-11 Listed $90,000 ABOR
• 2023-11-01 Sold (MLS) $76,000 ABOR
• 2023-09-05 Pending — REALTOR® Association of the Sioux Empire
• 2023-08-30 Contingent — REALTOR® Association of the Sioux Empire
• 2023-08-26 Pending — ABOR
• 2023-08-26 Listing Removed — REALTOR® Association of the Sioux Empire
• 2023-08-26 Relisted — ABOR
• 2023-08-15 Delisted — ABOR
• 2023-07-17 Price Changed $70,000 REALTOR® Association of the Sioux Empire
• 2023-07-17 Price Changed $70,000 ABOR
• 2023-06-16 Price Changed $75,000 REALTOR® Association of the Sioux Empire
• 2023-06-15 Price Changed $75,000 ABOR
• 2023-05-27 Listed $79,900 ABOR
• 2023-05-21 Listed $79,900 REALTOR® Association of the Sioux Empire
• 2022-10-22 Listed $79,900 ABOR
• 2019-08-23 Sold (MLS) $30,000 ABOR
• 2019-07-23 Listed $30,000 ABOR

Property tax history

+5.3%/yr

Latest (2025): $875 · +3.6% YoY. Source: county tax records.