705 2nd St E · Mobridge, SD 57601

$99,900

3 bd · 1.0 ba · 1,676 sqft · SingleFamily · 240 Days on market

Built 1950 ↓ 4% 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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Fenced in backyard
• X-large lot
• Extra garden area

Tags

• X-LARGE LOT
• EXTRA GARDEN AREA
• FENCED IN BACKYARD

Property features AI

Exterior

• Parking: Attached garage; Garage available
• Home design: Single-family residential; Residential property (details on stories/entry level not provided)
• Construction: Stucco construction
• Exterior features: Fenced backyard

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 5 rooms (bedroom count not specified separately)
• Bathrooms: 1 full bathroom
• Heating & cooling: Wood stove heating; Wall/window air conditioning units
• Interior features: Window coverings; Finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

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: 36 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 $691 of loan paydown is wiped out by about $3k 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

• It's been on market 240 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 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 1950 — 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 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?
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: 1.13% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.65%
• DSCR: 1.38
• GRM: 7.4

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-3,333
• Equity at exit: $14,895

10-year hold

• IRR: 6.5%
• Equity multiple: 1.49×
• Total profit: $13,697
• Equity at exit: $8,638

Cash invested: $27,972 (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: 36
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,129 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $202

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 77%

Sensitivity live

Price	-10% $271	-5% $236	+0% $202	+5% $167	+10% $133
Rent	-10% $112	-5% $157	+0% $202	+5% $246	+10% $291
Rate	-1.0pp $252	-0.5pp $227	base $202	+0.5pp $176	+1.0pp $149

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $99,900 Active 240 DOM
2. 2026-06-18
   days on market $99,900 Active 238 DOM
3. 2026-06-17
   days on market $99,900 Active 237 DOM
4. 2026-06-16
   days on market $99,900 Active 236 DOM
5. 2026-06-15
   days on market $99,900 Active 235 DOM
6. 2026-06-13
   days on market $99,900 Active 233 DOM
7. 2026-06-12
   days on market $99,900 Active 232 DOM
8. 2026-06-09
   days on market $99,900 Active 229 DOM
9. 2026-06-08
   days on market $99,900 Active 228 DOM
10. 2026-06-08
    days on market $99,900 Active 227 DOM
11. 2026-06-05
    days on market $99,900 Active 225 DOM
12. 2026-06-04
    pricedays on market $99,900 Active 223 DOM
13. 2026-06-02
    days on market $104,900 Active 222 DOM
14. 2026-06-01
    days on market $104,900 Active 221 DOM
15. 2026-05-31
    days on market $104,900 Active 220 DOM
16. 2026-04-28
    price $104,900
17. 2025-10-23
    listed $109,000 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 13 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: $13,549
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$2,906
• Taxable income: $881
• Est. tax owed @ 24.0%: −$211
• After-tax cash flow: $2,207/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: 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

-3.8% since first listed

2 events — show timeline

• 2026-04-28 Price Changed $104,900 CSDBR
• 2025-10-23 Listed $109,000 CSDBR