800 E 3rd St St · Miller, SD 57362

$147,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 46 Days on market

Built 1918 8,125 sqft lot Est $218k · 32% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.8/30.0
• Appreciation +6.9/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Stained-glass window
• Bay window
• Expansive basement

Tags

• ENCLOSED FRONT ENTRY
• STAINED-GLASS WINDOW
• BAY WINDOW
• HANDY DECK
• EXPANSIVE BASEMENT
• DETACHED 2-CAR GARAGE

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: Detached oversized garage (2 car, approx. 26 x 20); Gravel parking
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Single family residence; Two-story; Above-grade finished area approximately 1,344; Below-grade unfinished area approximately 672; Land is owned
• Construction: Metal construction materials; Metal roof; Poured foundation; Built with metal components
• Exterior features: Deck; Corner lot

Interior

• Kitchen: Kitchen on the main level with deck access (approx. 11' x 13')
• Bedrooms: Master bedroom on upper level with bay window and two closets (approx. 10' x 16'); Second bedroom on upper level without closet (approx. 9' x 11'); Third bedroom on upper level with large walk-in closet (approx. 7' x 19')
• Flooring: Laminate; Vinyl; Wood
• Bathrooms: One full bath on the upper level; Half bath on the main level
• Heating & cooling: Baseboard heating; Window cooling units
• Interior features: Three bedrooms on the upper level; Full basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (20.6% below list).
• Recommended offer: $117k (20.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#43 in SD) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety C-, amenities F.
• Miller 29-4 (rural): math 46% / reading 57% proficiency, ranked #25 of 59 in SD (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 15 active listings in the ZIP; 9 units permitted in Hand County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.9% local appreciation)).
• Hand County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($143k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,736 (20.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.79% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.73%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $217,728
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 W 7th St St	0.72mi	3/2.0	1,466 (+9%)	3mo	$238,000	$162	49
317 E 9th St	0.59mi	3/1.5	1,504 (+12%)	10mo	$200,000	$133	42

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

Projected returns pro-forma

3.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.45×
• Total profit: $18,697
• Equity at exit: $73,476

10-year hold

• IRR: 9.8%
• Equity multiple: 2.62×
• Total profit: $66,703
• Equity at exit: $119,343

Cash invested: $41,160 (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 57362

• Home prices YoY: 2.7%
• Active inventory: 15
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$771
• Tax est. 1.5%: −$184 /mo · $2,205/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-94

Break-even live

Break-even rent $1,286

Max offer price $133,447

Occupancy floor —

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $147,000 Active 46 DOM
2. 2026-06-17
   days on market $147,000 Active 45 DOM
3. 2026-06-16
   days on market $147,000 Active 44 DOM
4. 2026-06-15
   days on market $147,000 Active 43 DOM
5. 2026-06-13
   days on market $147,000 Active 41 DOM
6. 2026-06-12
   days on market $147,000 Active 40 DOM
7. 2026-06-09
   days on market $147,000 Active 37 DOM
8. 2026-06-08
   days on market $147,000 Active 36 DOM
9. 2026-06-08
   days on market $147,000 Active 35 DOM
10. 2026-06-05
    days on market $147,000 Active 33 DOM
11. 2026-06-04
    days on market $147,000 Active 31 DOM
12. 2026-06-02
    days on market $147,000 Active 30 DOM
13. 2026-06-01
    days on market $147,000 Active 29 DOM
14. 2026-05-31
    days on market $147,000 Active 28 DOM
15. 2026-05-02
    listed $147,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,008
• − Mortgage interest: −$8,234
• − Property taxes: −$2,205
• − Insurance: −$735
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$4,276
• Taxable loss: −$3,684
• Est. tax savings @ 24.0%: +$884
• After-tax cash flow: $-240/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: Miller 29-4
• NCES district ID: 4647942
• Math proficiency: 46% ▲ 3.00%
• Reading proficiency: 57% ▬ 0.00%
• Median HH income: $45,771
• Composite: 43.58/100
• National rank: #2978
• State rank: #25 of 59 in SD

Livability — Miller

• Score: 72/100
• State rank: #43
• US rank: #6023

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miller, SD
• Population (ZIP): 1,940

Population outlook (Hand County) Hauer SSP2

• Today (2025): 3,149 people
• By 2030: 3,052 · -3.1%
• By 2040: 2,871 · -8.8%
• By 2050: 2,744 · -12.9%
• By 2075: 2,823 · -10.4%
• By 2100: 3,275 · +4.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 1%
• Common ancestry: Iranian 7% Portuguese 6% Polish 4%
• Foreign-born: 1% · China, Canada
• Languages at home: 95% English-only · German/W. Germanic 3% Chinese 1% Spanish 1%

Political lean MEDSL · Hand

• 2024 margin: Solid R (+57.3) · D 20.7% · R 78.0% · Other 1.3%
• 2008→2024 swing: -31.0pp toward R · 2008: -26.3pp · 2024: -57.3pp
• All cycles: 2024: R+57.3 2020: R+57.7 2016: R+58.1 2012: R+36.1 2008: R+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.88%
• Current HPI: 148.2615
• 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

• 2026-05-02 Listed $147,000 REALTOR® Association of the Sioux Empire