210 W 2nd Ave Ave · Flandreau, SD 57028

$65,000

5 bd · 1.0 ba · 1,596 sqft · SingleFamily public records · 134 Days on market

Built 1900 6,000 sqft lot $41/sqft · 63% below area ↓ 29% since listing

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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
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity Awaits! This 5 bedroom, 1 bath home is charming and full of potential. Featuring original hardwood floors and classic woodwork, this property is in need of TLC but offers excellent upside. The upstairs includes a space with potential for a 2nd bathroom. Seller installed a new water line from the street to the house in 2023. If you've been looking to become a real estate investor or find you next flip opportunity, this home is ready for your vision. Schedule your showing today and see the possibilities for yourself!

Key facts

• New water line
• Classic woodwork
• 6,000 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORS
• CLASSIC WOODWORK
• POTENTIAL FOR A 2ND BATHROOM
• NEW WATER LINE

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#32 in SD, #4,550 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Flandreau School District 50-3 (rural): math 28% / reading 41% proficiency, ranked #56 of 59 in SD (top 95%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 23 units permitted in Moody County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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 1900 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.01% ✓
• Cap rate: 16.11%
• Cash-on-cash: 35.05%
• DSCR: 2.56
• GRM: 4.1

CMA / ARV

• ARV (median comp): $178,010
• List price: $65,000
• Delta: -63.49%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
419 S Wind St St	0.37mi	4/1.5 (-1)	1,663 (+4%)	1mo	$235,500	$142	68
411 E 1st Ave Ave	0.50mi	4/2.0 (-1)	1,514 (-5%)	5mo	$150,000	$99	55
217 N Wind St	0.17mi	4/2.0 (-1)	1,760 (+10%)	18mo	$173,000	$98	50

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: 30.6%
• Equity multiple: 2.28×
• Total profit: $23,380
• Equity at exit: $9,692

10-year hold

• IRR: 37.9%
• Equity multiple: 4.53×
• Total profit: $64,173
• Equity at exit: $5,620

Cash invested: $18,200 (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 57028

• Home prices YoY: -16.5%
• Active inventory: 6
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,310 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$135 /mo · $1,621/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $532

Break-even live

Break-even rent $637

Max offer price $65,000

Occupancy floor 54%

Sensitivity live

Price	-10% $568	-5% $550	+0% $532	+5% $513	+10% $495
Rent	-10% $428	-5% $480	+0% $532	+5% $583	+10% $635
Rate	-1.0pp $564	-0.5pp $548	base $532	+0.5pp $515	+1.0pp $498

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   status $65,000 Pending 134 DOM
2. 2026-06-17
   days on market $65,000 Active 134 DOM
3. 2026-06-17
   price $65,000 Active 133 DOM
4. 2026-06-16
   days on market $75,000 Active 133 DOM
5. 2026-06-15
   days on market $75,000 Active 132 DOM
6. 2026-06-14
   days on market $75,000 Active 130 DOM
7. 2026-06-12
   days on market $75,000 Active 129 DOM
8. 2026-06-09
   days on market $75,000 Active 126 DOM
9. 2026-06-08
   days on market $75,000 Active 125 DOM
10. 2026-06-07
    days on market $75,000 Active 124 DOM
11. 2026-06-05
    days on market $75,000 Active 122 DOM
12. 2026-06-02
    days on market $75,000 Active 119 DOM
13. 2026-06-01
    days on market $75,000 Active 118 DOM
14. 2026-05-31
    days on market $75,000 Active 117 DOM
15. 2026-05-30
    days on market $75,000 Active 116 DOM
16. 2026-04-03
    price $75,000 534-char remark

    Show marketing remark (534 chars)

    Opportunity Awaits! This 5 bedroom, 1 bath home is charming and full of potential. Featuring original hardwood floors and classic woodwork, this property is in need of TLC but offers excellent upside. The upstairs includes a space with potential for a 2nd bathroom. Seller installed a new water line from the street to the house in 2023. If you've been looking to become a real estate investor or find you next flip opportunity, this home is ready for your vision. Schedule your showing today and see the possibilities for yourself!

17. 2026-02-03
    listed $85,000 Active 534-char remark

    Show marketing remark (534 chars)

    Opportunity Awaits! This 5 bedroom, 1 bath home is charming and full of potential. Featuring original hardwood floors and classic woodwork, this property is in need of TLC but offers excellent upside. The upstairs includes a space with potential for a 2nd bathroom. Seller installed a new water line from the street to the house in 2023. If you've been looking to become a real estate investor or find you next flip opportunity, this home is ready for your vision. Schedule your showing today and see the possibilities for yourself!

18. 2026-01-27
    historical
19. 2025-10-22
    price $90,000
20. 2025-09-09
    price $100,000
21. 2025-07-29
    listed $105,000 Active

ⓘ 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: $1,621 · $135/mo
• Projected year-2 tax: $1,621 · $135/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 14 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: $15,716
• − Mortgage interest: −$3,641
• − Property taxes: −$1,621
• − Insurance: −$325
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$1,891
• Taxable income: $5,724
• Est. tax owed @ 24.0%: −$1,374
• After-tax cash flow: $5,006/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: Flandreau School District 50-3
• NCES district ID: 4624390
• Math proficiency: 28% ▼ -11.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $49,690
• Composite: 29.86/100
• National rank: #6410
• State rank: #56 of 59 in SD

Livability — Flandreau

• Score: 74/100
• State rank: #32
• US rank: #4550

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flandreau, SD
• Population (ZIP): 3,112

Population outlook (Moody County) Hauer SSP2

• Today (2025): 6,343 people
• By 2030: 6,280 · -1.0%
• By 2040: 6,295 · -0.8%
• By 2050: 6,520 · +2.8%
• By 2075: 8,657 · +36.5%
• By 2100: 13,277 · +109.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 58% Native American 24% Two or more races 11% Hispanic / Latino 6% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Portuguese 15% Iranian 3% Serbian 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 3% Tagalog/Filipino 2% Other Asian/Pacific 1%

Political lean MEDSL · Moody

• 2024 margin: Solid R (+31.9) · D 33.0% · R 64.8% · Other 2.2%
• 2008→2024 swing: -36.6pp toward R · 2008: 4.8pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+24.1 2016: R+23.4 2012: R+3.5 2008: D+4.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.27%
• Current HPI: 198.8684
• 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

-28.6% since first listed

6 events — show timeline

• 2026-04-03 Price Changed $75,000 REALTOR® Association of the Sioux Empire
• 2026-02-03 Listed $85,000 REALTOR® Association of the Sioux Empire
• 2026-01-27 Listing Removed — REALTOR® Association of the Sioux Empire
• 2025-10-22 Price Changed $90,000 REALTOR® Association of the Sioux Empire
• 2025-09-09 Price Changed $100,000 REALTOR® Association of the Sioux Empire
• 2025-07-29 Listed $105,000 REALTOR® Association of the Sioux Empire

Property tax history

+3.9%/yr

Latest (2025): $1,621 · +17.6% YoY. Source: county tax records.