410 Medary Ave S · Brookings, SD 57006

$49,990

2 bd · 1.0 ba · 784 sqft · Other · 38 Days on market

Built 1989 Fair condition

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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
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Key facts

• Dryer included
• Forced air heat
• Central a/c

Tags

• CENTRAL A/C
• FORCED AIR HEAT
• REFRIGERATOR INCLUDED
• STOVE INCLUDED
• WASHER INCLUDED
• DRYER INCLUDED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#16 in SD, #2,914 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities D+, commute F.
• Brookings School District 05-1 (town): math 41% / reading 51% proficiency, ranked #40 of 59 in SD (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.2%/yr); 23 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 224 units permitted in Brookings County in 2024 (25 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Brookings County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Recommended offer $48,490 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.55% ✓
• Cap rate: 22.19%
• Cash-on-cash: 56.78%
• DSCR: 3.53
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.2% rent growth · sell at horizon

5-year hold

• IRR: 55.4%
• Equity multiple: 3.45×
• Total profit: $34,356
• Equity at exit: $7,454

10-year hold

• IRR: 60.6%
• Equity multiple: 7.10×
• Total profit: $85,368
• Equity at exit: $4,322

Cash invested: $13,997 (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 57006

• Rents YoY: 3.2%
• Active inventory: 23
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,276 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $662

Break-even live

Break-even rent $437

Max offer price $49,990

Occupancy floor 43%

Sensitivity live

Price	-10% $697	-5% $680	+0% $662	+5% $645	+10% $628
Rent	-10% $561	-5% $612	+0% $662	+5% $713	+10% $763
Rate	-1.0pp $687	-0.5pp $675	base $662	+0.5pp $649	+1.0pp $636

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: $12,498
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Medary Ave S #60 Brookings, SD	2.0	1.0	800	$875	$1.09	45d	1	0.11mi
815 Roberts Ave Brookings, SD	1.0–2.0	1.0	800	$950	$1.19	45d	2	0.48mi
1800 Christine Ave Brookings, SD	1.0–3.0	1.0–2.0	778	$1,445	$1.86	45d	6	0.51mi
420 Main Ave Brookings, SD	1.0–2.0	1.0–2.0	774	$1,325	$1.71	45d	3	0.66mi
1116 6th St Brookings, SD	2.0	1.0	593	$1,525	$2.57	45d	19	0.67mi
1224 6th St Brookings, SD	2.0	1.0–2.0	697	$1,820	$2.61	45d	1	0.73mi
1130 Main Ave S Brookings, SD	2.0	1.0–2.0	1343	$1,700	$1.27	45d	1	0.74mi
317 Crystal Ridge Rd Brookings, SD	2.0	2.0	1070	$1,900	$1.78	45d	1	0.75mi
618 Campanile Ave Brookings, SD	2.0	1.0	642	$1,875	$2.92	45d	1	0.80mi
1001 Onaka Trl Brookings, SD	3.0	1.0	1100	$1,250	$1.14	45d	1	0.88mi
918 Onaka Trl Brookings, SD	2.0	2.0	1100	$1,400	$1.27	45d	1	0.91mi
1016 Southland Ln Brookings, SD	1.0–2.0	1.0	697	$1,000	$1.43	45d	3	1.06mi
1730 Christine Ave Brookings, SD	3.0	2.0	969	$1,670	$1.72	45d	1	1.18mi
1726 Christine Ave Brookings, SD	3.0	2.0	969	$1,670	$1.72	45d	1	1.18mi
300 20th St S Brookings, SD	2.0	1.0–2.0	780	$1,390	$1.78	45d	13	1.44mi

Listing history 17 events

1. 2026-06-19
   days on market $49,990 Active 38 DOM
2. 2026-06-18
   days on market $49,990 Active 37 DOM
3. 2026-06-17
   days on market $49,990 Active 36 DOM
4. 2026-06-16
   days on market $49,990 Active 35 DOM
5. 2026-06-15
   days on market $49,990 Active 34 DOM
6. 2026-06-14
   days on market $49,990 Active 32 DOM
7. 2026-06-12
   days on market $49,990 Active 31 DOM
8. 2026-06-09
   days on market $49,990 Active 28 DOM
9. 2026-06-08
   days on market $49,990 Active 27 DOM
10. 2026-06-07
    days on market $49,990 Active 26 DOM
11. 2026-06-05
    days on market $49,990 Active 24 DOM
12. 2026-06-03
    days on market $49,990 Active 22 DOM
13. 2026-06-02
    days on market $49,990 Active 21 DOM
14. 2026-06-01
    days on market $49,990 Active 20 DOM
15. 2026-05-31
    days on market $49,990 Active 19 DOM
16. 2026-05-30
    days on market $49,990 Active 18 DOM
17. 2026-05-12
    listed $49,990 Active 1020-char remark

ⓘ 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 2/10 Low 7 d/yr ≥96°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: $15,307
• − Mortgage interest: −$2,800
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$1,454
• Taxable income: $7,604
• Est. tax owed @ 24.0%: −$1,825
• After-tax cash flow: $6,122/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

Fair 45/100 Cosmetic rehab

A modestly maintained home with average exterior and interior conditions, requiring some cosmetic improvements to enhance its resale and rental value.

Repairs flagged

• Minor Landscaping — Needs some landscaping to improve curb appeal

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances both resale and rental value
• Both Paint exterior — Improves curb appeal and enhances home's appearance
• Both Inspect and replace roof if needed — Ensures structural integrity and enhances home's value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Needs some landscaping to improve curb appeal	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances both resale and rental value ↑
• Both Paint exterior — Improves curb appeal and enhances home's appearance ↑
• Both Inspect and replace roof if needed — Ensures structural integrity and enhances home's 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: Brookings School District 05-1
• NCES district ID: 4608520
• Math proficiency: 41% ▼ -4.00%
• Reading proficiency: 51% ▼ -7.00%
• Median HH income: $45,468
• Composite: 39.0/100
• National rank: #4072
• State rank: #40 of 59 in SD

Livability — Brookings

• Score: 77/100
• State rank: #16
• US rank: #2914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookings, SD
• County: Brookings County · 24,192 people
• City population: 24,192
• Metro: Brookings, SD
• Population (ZIP): 24,192
• Household income: $66,337
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 812.0

Population outlook (Brookings County) Hauer SSP2

• Today (2025): 38,484 people
• By 2030: 41,482 · +7.8%
• By 2040: 47,097 · +22.4%
• By 2050: 53,759 · +39.7%
• By 2075: 74,382 · +93.3%
• By 2100: 99,351 · +158.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Asian 5% Hispanic / Latino 4% Two or more races 4% Black 2% Native American 1%
• Common ancestry: Portuguese 13% Iranian 4% Lithuanian 2%
• Foreign-born: 7% · China, Canada, South Korea
• Languages at home: 91% English-only · Spanish 3% Other Indo-European 3% Chinese 1%

Political lean MEDSL · Brookings

• 2024 margin: R (+17.4) · D 40.0% · R 57.4% · Other 2.6%
• 2008→2024 swing: -22.9pp toward R · 2008: 5.6pp · 2024: -17.4pp
• All cycles: 2024: R+17.4 2020: R+13.0 2016: R+14.7 2012: R+3.2 2008: D+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -117.73%
• Current HPI: 189.079
• Rent YoY: ▲ 3.20%
• Metro: Brookings, SD
• 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

• 2026-05-12 Listed $49,990 FSBO.com