52 Cotts Dr · North Sioux City, SD 57049

$45,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 37 Days on market

Built 1990 $37/sqft · 86% below area

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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
• Schools +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Turn key ready
• All appliances stay
• Quiet area

Tags

• TURN KEY READY
• ALL APPLIANCES STAY
• DEDICATED MASTER BATH
• QUIET AREA

Property features AI

Exterior

• Parking: Concrete parking; No garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residential home
• Construction: Wood siding construction
• Exterior features: Level, landscaped lot with few trees; Shingle roof

Interior

• Kitchen: Eat-in kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Eat-in kitchen; Primary bedroom on main level; Water softener
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.1% vs local median 1.5% in North Sioux City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#59 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D, amenities F, commute F.
• Dakota Valley School District 61-8 (suburban): math 45% / reading 59% proficiency, ranked #16 of 59 in SD (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Dakota Valley Elementary - 02 (math 67% / reading 67%, grade B+, #32 of 253 statewide, top 14%, 365 students, 11% FRL); Dakota Valley Middle School - 03 (math 39% / reading 60%, grade C, #55 of 143 statewide, top 46%, 342 students, 10% FRL); Dakota Valley High School - 01 (math 52% / reading 72%, grade B-, #28 of 151 statewide, top 19%, 448 students, 8% FRL) — zoned schools at 9% FRL track the district average.
• Market conditions: 89 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 46 units permitted in Union County in 2024 (8 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Union County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k 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 ($44k) is reasonable based on typical stale-listing flexibility.

Recommended offer $43,650 (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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.33% ✓
• Cap rate: 21.08%
• Cash-on-cash: 52.82%
• DSCR: 3.35
• GRM: 3.6

CMA / ARV

• ARV (median comp): $323,509
• List price: $45,000
• Delta: -86.09%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 50.8%
• Equity multiple: 3.22×
• Total profit: $28,025
• Equity at exit: $6,710

10-year hold

• IRR: 56.2%
• Equity multiple: 6.54×
• Total profit: $69,859
• Equity at exit: $3,891

Cash invested: $12,600 (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 57049

• Home prices YoY: -27.9%
• Active inventory: 89
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,048 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$18 /mo · $218/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $555

Break-even live

Break-even rent $345

Max offer price $45,000

Occupancy floor 42%

Sensitivity live

Price	-10% $580	-5% $567	+0% $555	+5% $542	+10% $529
Rent	-10% $472	-5% $513	+0% $555	+5% $596	+10% $637
Rate	-1.0pp $577	-0.5pp $566	base $555	+0.5pp $543	+1.0pp $531

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 Streeter Dr North Sioux City, SD	2.0	1.0	750	$1,048	$1.40	44d	3	1.31mi

Listing history 16 events

1. 2026-06-21
   days on market $45,000 Active 37 DOM
2. 2026-06-18
   days on market $45,000 Active 35 DOM
3. 2026-06-17
   days on market $45,000 Active 34 DOM
4. 2026-06-16
   days on market $45,000 Active 33 DOM
5. 2026-06-15
   days on market $45,000 Active 32 DOM
6. 2026-06-13
   days on market $45,000 Active 30 DOM
7. 2026-06-12
   days on market $45,000 Active 29 DOM
8. 2026-06-09
   days on market $45,000 Active 26 DOM
9. 2026-06-08
   days on market $45,000 Active 25 DOM
10. 2026-06-08
    days on market $45,000 Active 24 DOM
11. 2026-06-05
    days on market $45,000 Active 22 DOM
12. 2026-06-04
    days on market $45,000 Active 20 DOM
13. 2026-06-02
    days on market $45,000 Active 19 DOM
14. 2026-06-01
    days on market $45,000 Active 18 DOM
15. 2026-05-31
    days on market $45,000 Active 17 DOM
16. 2026-05-13
    listed $45,000 Active 750-char remark

ⓘ 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: $218 · $18/mo
• Projected year-2 tax: $590 · $49/mo
• Expected delta: +$372/yr (+$31/mo · 170.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 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: $12,570
• − Mortgage interest: −$2,521
• − Property taxes: −$218
• − Insurance: −$225
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$1,309
• Taxable income: $6,286
• Est. tax owed @ 24.0%: −$1,509
• After-tax cash flow: $5,147/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: Dakota Valley School District 61-8
• NCES district ID: 4636990
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 59% ▼ -1.00%
• Median HH income: $71,366
• Composite: 46.43/100
• National rank: #2451
• State rank: #16 of 59 in SD

Livability — North Sioux City

• Score: 71/100
• State rank: #59
• US rank: #7085

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Sioux City, SD
• Population (ZIP): 7,814

Population outlook (Union County) Hauer SSP2

• Today (2025): 16,155 people
• By 2030: 16,737 · +3.6%
• By 2040: 17,804 · +10.2%
• By 2050: 18,877 · +16.8%
• By 2075: 23,022 · +42.5%
• By 2100: 29,133 · +80.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 7% Asian 3% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 4% Portuguese 4% Lithuanian 4%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+40.7) · D 28.7% · R 69.4% · Other 1.9%
• 2008→2024 swing: -26.8pp toward R · 2008: -13.8pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.4 2016: R+38.8 2012: R+25.2 2008: R+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.14%
• Current HPI: 175.7612
• 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

1 event — show timeline

• 2026-05-13 Listed $45,000 NWIA

Property tax history

-0.8%/yr

Latest (2025): $218 · -1.1% YoY. Source: county tax records.