310 N 1st Ave · Stickney, SD 57375

$44,900

2 bd · 1.0 ba · 742 sqft · SingleFamily · 12 Days on market

Built 1910 Fair condition 1,307 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Key facts

• Minutes from i-90
• Small town living
• Detached garage

Tags

• CORNER NICELY KEPT PROPERTY
• DETACHED GARAGE
• NEWLY INSTALLED SHINGLES
• QUIET COMMUNITY
• MINUTES FROM I-90
• SMALL TOWN LIVING

Property features AI

Exterior

• Parking: Detached parking
• Utilities: Other water source
• Home design: Single-family residence; One story
• Construction: Frame construction; Below-grade finished area present
• Exterior features: Residential zoning

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating
• Interior features: Crawl space basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($828 rent vs $45k).

Location & tenants

• Location reads 67/100 on livability (#110 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: crime F, amenities F, commute F.
• Market conditions: 5 active listings in the ZIP; 7 units permitted in Aurora County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($310 loan paydown + $1k appreciation (3.0% local appreciation)).
• Aurora County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,900

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 1910 — 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 A-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.84% ✓
• Cap rate: 15.47%
• Cash-on-cash: 32.79%
• DSCR: 2.46
• GRM: 4.5

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: 38.5%
• Equity multiple: 3.17×
• Total profit: $27,300
• Equity at exit: $20,189

10-year hold

• IRR: 38.5%
• Equity multiple: 6.29×
• Total profit: $66,547
• Equity at exit: $31,114

Cash invested: $12,572 (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 57375

• Active inventory: 5
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $828 medium
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $344

Break-even live

Break-even rent $393

Max offer price $44,900

Occupancy floor 53%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $44,900 Active 12 DOM
2. 2026-06-17
   days on market $44,900 Active 11 DOM
3. 2026-06-16
   days on market $44,900 Active 10 DOM
4. 2026-06-15
   days on market $44,900 Active 9 DOM
5. 2026-06-13
   days on market $44,900 Active 7 DOM
6. 2026-06-12
   days on market $44,900 Active 6 DOM
7. 2026-06-09
   days on market $44,900 Active 3 DOM
8. 2026-06-08
   days on market $44,900 Active 2 DOM
9. 2026-06-08
   listed $44,900 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°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: $9,931
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$224
• − Repairs & maintenance: −$794
• − Management: −$794
• − Depreciation: −$1,306
• Taxable income: $3,623
• Est. tax owed @ 24.0%: −$870
• After-tax cash flow: $3,253/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 · 13 photos

Fair 45/100 Moderate rehab

The home requires moderate repairs and maintenance, including painting and landscaping, to improve its condition and value.

Repairs flagged

• Moderate Siding — Weathered and needs repainting
• Moderate Paint — Faded and needs touch-up

Value-add opportunities

• Both Painting and repainting the exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping and trimming trees — Improves curb appeal and adds value
• Both Re-carpeting or installing hardwood flooring — Enhances interior aesthetics and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding · Weathered and needs repainting	Moderate	$3,000–15,000
Paint · Faded and needs touch-up	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Both Painting and repainting the exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and trimming trees — Improves curb appeal and adds value ↑
• Both Re-carpeting or installing hardwood flooring — Enhances interior aesthetics and adds 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)

No district data.

Livability — Stickney

• Score: 67/100
• State rank: #110
• US rank: #11195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stickney, SD
• Population (ZIP): 590

Population outlook (Aurora County) Hauer SSP2

• Today (2025): 2,955 people
• By 2030: 3,037 · +2.8%
• By 2040: 3,326 · +12.6%
• By 2050: 3,708 · +25.5%
• By 2075: 5,060 · +71.2%
• By 2100: 7,040 · +138.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 4% Asian 1%
• Common ancestry: Iranian 24% Portuguese 5% Romanian 2%
• Foreign-born: 1%
• Languages at home: 94% English-only · Spanish 5% Tagalog/Filipino 1%

Political lean MEDSL · Aurora

• 2024 margin: Solid R (+54.1) · D 21.7% · R 75.8% · Other 2.5%
• 2008→2024 swing: -44.8pp toward R · 2008: -9.3pp · 2024: -54.1pp
• All cycles: 2024: R+54.1 2020: R+52.3 2016: R+45.1 2012: R+17.7 2008: R+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-06-06 Listed $44,900 MBOR