505 N Commercial St · Clark, SD 57225

$130,000

3 bd · 1.5 ba · 1,334 sqft · SingleFamily public records · 7 Days on market

Built 1900 7,405 sqft lot Est $101k · 28% over

---

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
• Appreciation +6.2/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Key facts

• Spacious backyard
• Attached garage
• Full basement

Tags

• SPACIOUS BACKYARD
• ORIGINAL HARDWOOD FLOORS
• LARGE LIVING AREAS
• FUNCTIONAL LAYOUT
• ATTACHED GARAGE
• FULL BASEMENT

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Sewer connected
• Home design: Residential single family home; Two levels
• Construction: Roof: Asphalt and wood
• Exterior features: Asphalt and wood roof

Interior

• Flooring: Linoleum
• Bathrooms: 1 full bathroom
• Interior features: Linoleum flooring; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).

Location & tenants

• Location reads 67/100 on livability (#109 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, amenities F, commute F.
• Clark School District 12-2 (rural): math 30% / reading 47% proficiency, ranked #53 of 59 in SD (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clark Elementary - 02 (math 44% / reading 54%, grade D, #115 of 253 statewide, top 52%, 201 students, 29% FRL); Clark High School - 01 (math 50% / reading 70%, grade C+, #31 of 151 statewide, top 32%, 102 students, 21% FRL) — zoned schools average 25% FRL vs 44% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 54% at this address vs 38% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Clark School District 12-2 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 7 active listings in the ZIP; 9 units permitted in Clark County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($899 loan paydown + $3k appreciation (2.5% local appreciation)).
• At projected returns (2.5% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.14% ✓
• Cap rate: 18.26%
• Cash-on-cash: 42.73%
• DSCR: 2.90
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $101,384
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 NE 4th Ave	0.10mi	3/1.0	1,140 (-14%)	10mo	$87,000	$76	61
304 N Dakota St	0.26mi	2/2.0 (-1)	1,420 (+6%)	20mo	$172,000	$121	53
203 5th Ave SE	0.70mi	3/1.0	1,408 (+6%)	23mo	$92,000	$65	37

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

Projected returns pro-forma

2.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.4%
• Equity multiple: 3.60×
• Total profit: $94,728
• Equity at exit: $54,708

10-year hold

• IRR: 47.6%
• Equity multiple: 7.21×
• Total profit: $226,087
• Equity at exit: $81,508

Cash invested: $36,400 (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 57225

• Home prices YoY: 1.6%
• Active inventory: 7
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,778 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $1,296

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 48%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $130,000 Active 7 DOM
2. 2026-06-17
   days on market $130,000 Active 6 DOM
3. 2026-06-16
   days on market $130,000 Active 5 DOM
4. 2026-06-15
   days on market $130,000 Active 4 DOM
5. 2026-06-13
   days on market $130,000 Active 2 DOM
6. 2026-06-12
   listed $130,000 Active 1 DOM

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $33,333
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$2,667
• − Management: −$2,667
• − Depreciation: −$3,782
• Taxable income: $14,336
• Est. tax owed @ 24.0%: −$3,441
• After-tax cash flow: $12,112/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: Clark School District 12-2
• NCES district ID: 4612940
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 47% ▲ 8.00%
• Median HH income: $46,158
• Composite: 32.82/100
• National rank: #5621
• State rank: #53 of 59 in SD

Livability — Clark

• Score: 67/100
• State rank: #109
• US rank: #11194

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clark, SD
• City population: 1,760
• Population (ZIP): 1,760

Population outlook (Clark County) Hauer SSP2

• Today (2025): 3,553 people
• By 2030: 3,490 · -1.8%
• By 2040: 3,465 · -2.5%
• By 2050: 3,532 · -0.6%
• By 2075: 4,154 · +16.9%
• By 2100: 5,073 · +42.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 7% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 19% Romanian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Clark

• 2024 margin: Solid R (+52.5) · D 22.5% · R 75.0% · Other 2.4%
• 2008→2024 swing: -40.4pp toward R · 2008: -12.1pp · 2024: -52.5pp
• All cycles: 2024: R+52.5 2020: R+50.6 2016: R+44.7 2012: R+19.4 2008: R+12.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.48%
• Current HPI: 152.8578
• 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

• 2026-06-11 Listed $130,000 NESD