211 S 2nd Ave · Stickney, SD 57375

$135,000

2 bd · 1.0 ba · 1,364 sqft · SingleFamily · 11 Days on market

Built 1906 0.96 ac lot Est $169k · 20% 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 +10.7/30.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Small town living! Very nicely updated 2 bedroom 1 bathroom home! Lots of curb appeal. 6 lots total including a barn and garden shed! Beautifully tiled shower, niclely finished kitchen and a loft overlooking the living room! Just a hop, skip and a jump to Mitchell! Call your favorite REALTOR today and check it out!

Key facts

• Versatile loft area
• Spacious entryway
• Updated bathroom

Tags

• SPACIOUS ENTRYWAY
• UPDATED BATHROOM
• VERSATILE LOFT AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-65 ($-774/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (18.6% below list).
• Recommended offer: $110k (18.6% below list) — sets the bar for 1% rule.

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 $5k of equity ($933 loan paydown + $4k 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 $38k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $83k; list at $135k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,926 (18.6% 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. Built in 1906 — 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: 0.81% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.05%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $169,136
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 S 2nd Ave	0.00mi	2/1.0	1,364 (0%)	1mo	$135,000	$99	99
311 N 5th St	0.41mi	2/2.0	1,248 (-8%)	21mo	$155,000	$124	45

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: 5.6%
• Equity multiple: 1.32×
• Total profit: $12,169
• Equity at exit: $60,702

10-year hold

• IRR: 8.6%
• Equity multiple: 2.30×
• Total profit: $49,124
• Equity at exit: $93,549

Cash invested: $37,800 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,099 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-65

Break-even live

Break-even rent $1,181

Max offer price $125,661

Occupancy floor —

Sensitivity live

Price	-10% $29	-5% $-18	+0% $-65	+5% $-111	+10% $-158
Rent	-10% $-151	-5% $-108	+0% $-65	+5% $-21	+10% $22
Rate	-1.0pp $3	-0.5pp $-30	base $-65	+0.5pp $-100	+1.0pp $-135

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-06
   status Pending
2. 2026-03-26
   listed $135,000 Active
3. 2022-08-10
   soldstatus $83,000 320-char remark

   Show marketing remark (320 chars)

   Small town living! Very nicely updated 2 bedroom 1 bathroom home! Lots of curb appeal. 6 lots total including a barn and garden shed! Beautifully tiled shower, niclely finished kitchen and a loft overlooking the living room! Just a hop, skip and a jump to Mitchell! Call your favorite REALTOR today and check it out!

4. 2022-06-17
   listed $100,000 320-char remark

   Show marketing remark (320 chars)

   Small town living! Very nicely updated 2 bedroom 1 bathroom home! Lots of curb appeal. 6 lots total including a barn and garden shed! Beautifully tiled shower, niclely finished kitchen and a loft overlooking the living room! Just a hop, skip and a jump to Mitchell! Call your favorite REALTOR today and check it out!

ⓘ 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: $13,191
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$3,927
• Taxable loss: −$3,109
• Est. tax savings @ 24.0%: +$746
• After-tax cash flow: $-28/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)

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

+35.0% since first listed

4 events — show timeline

• 2026-04-06 Pending — MBOR
• 2026-03-26 Listed $135,000 MBOR
• 2022-08-10 Sold (MLS) $83,000 MBOR
• 2022-06-17 Listed $100,000 MBOR