1105 N Main St · Mobridge, SD 57601

$65,000

2 bd · 1.0 ba · 817 sqft · SingleFamily · 26 Days on market

Built 1935 Poor condition 5,662 sqft lot

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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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great potential in this home! Great location across from the school! Home features a double stall detached garage that was built in 2007. This would be a wonderful property to call home or a potential investment property. Owner occupied offers only until the property has been listed for 21 days.

Key facts

• Newer roof
• Newer water heater
• 5,662 sq ft lot

Tags

• NEWER CENTRAL AC SYSTEM
• NEWER ROOF
• NEWER WATER HEATER

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-story residential home
• Exterior features: Lot approximately 0.13 acres (37.5 x 152); Sewer connected; Water connected

Interior

• Kitchen: Dishwasher; Range
• Heating & cooling: Forced air heating (propane); Central air conditioning
• Interior features: Full basement; Dishwasher; Range; Washer; Dryer
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($860 rent vs $65k).
• Recommended offer: $64k (1.5% 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: 31 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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $16k; list at $65k implies a 306% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.32% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.19%
• DSCR: 1.68
• GRM: 6.3

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: 5.9%
• Equity multiple: 1.23×
• Total profit: $4,150
• Equity at exit: $9,692

10-year hold

• IRR: 15.3%
• Equity multiple: 2.24×
• Total profit: $22,557
• 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 57601

• Home prices YoY: -13.6%
• Active inventory: 31
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $860 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $230

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 68%

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 3 events

1. 2026-05-01
   listed $65,000 Active
2. 2021-01-26
   soldstatus $16,000 296-char remark

   Show marketing remark (296 chars)

   Great potential in this home! Great location across from the school! Home features a double stall detached garage that was built in 2007. This would be a wonderful property to call home or a potential investment property. Owner occupied offers only until the property has been listed for 21 days.

3. 2020-08-04
   listed $19,900 296-char remark

   Show marketing remark (296 chars)

   Great potential in this home! Great location across from the school! Home features a double stall detached garage that was built in 2007. This would be a wonderful property to call home or a potential investment property. Owner occupied offers only until the property has been listed for 21 days.

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 14 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: $10,322
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$826
• − Management: −$826
• − Depreciation: −$1,891
• Taxable income: $1,839
• Est. tax owed @ 24.0%: −$441
• After-tax cash flow: $2,323/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates, including a new roof, exterior painting, and interior renovations, to become move-in ready and significantly increase its value.

Repairs flagged

• Major roof — Tarp covering the roof
• Major exterior — Peeling paint and siding
• Major interior walls — No visible interior walls
• Major bathrooms — No visible bathrooms
• Major kitchen — No visible kitchen
• Major HVAC/mechanicals — No visible HVAC or mechanical systems

Value-add opportunities

• Both roof replacement — Critical to safety and appearance
• Both exterior painting and siding repair — Improves curb appeal and value
• Both interior wall and paint repair — Enhances living space and value
• Both bathroom and kitchen renovation — Improves functionality and value
• Both HVAC and mechanical system upgrade — Enhances comfort and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Tarp covering the roof	Major	$15,000–50,000
exterior · Peeling paint and siding	Major	$15,000–50,000
interior walls · No visible interior walls	Major	$15,000–50,000
bathrooms · No visible bathrooms	Major	$15,000–50,000
kitchen · No visible kitchen	Major	$15,000–50,000
HVAC/mechanicals · No visible HVAC or mechanical systems	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both roof replacement — Critical to safety and appearance ↑
• Both exterior painting and siding repair — Improves curb appeal and value ↑
• Both interior wall and paint repair — Enhances living space and value ↑
• Both bathroom and kitchen renovation — Improves functionality and value ↑
• Both HVAC and mechanical system upgrade — Enhances comfort and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+226.6% since first listed

3 events — show timeline

• 2026-05-01 Listed $65,000 ABOR
• 2021-01-26 Sold (MLS) $16,000 NESD
• 2020-08-04 Listed $19,900 NESD