1980 Meadowlark Ln #302 · Huron, SD 57350

$129,900

2 bd · 2.0 ba · 1,267 sqft · SingleFamily · 112 Days on market

Built 1989 $103/sqft · 12% below area Est $147k · 12% under ↓ 7% since listing

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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).

• Cash flow +18.5/30.0
• ARV discount +12.7/15.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Carefree Condo Living can be yours BUT you better call today as these Meadowlark Condos sell fast! You are going to love the balcony view overlooking a private, wooded area. Enjoy life and travels knowing lawncare, security, and exterior and common area maintenance are taken care of. Updated kitchen, newly painted throughout, convenient in condo laundry room with top of the line washer/dryer included. This is a 55 & over facility. The attached double garage offers convenience and extra storage. $300/month condo fee covers lawn care, snow removal, water, and sewer.

Key facts

• Balcony view
• Updated kitchen
• Private wooded area

Tags

• BALCONY VIEW
• PRIVATE WOODED AREA
• UPDATED KITCHEN
• IN CONDO LAUNDRY ROOM
• ATTACHED DOUBLE GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (0.4% below list).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.0% in Huron — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#48 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools D-.
• Huron School District 02-2 (town): math 30% / reading 44% proficiency, ranked #55 of 59 in SD (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 149 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 30 units permitted in Beadle County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Beadle County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Recommended offer $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.00% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.04%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $146,918
• List price: $129,900
• Delta: -11.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1980 Meadowlark Ln #305	0.00mi	3/2.0 (+1)	1,290 (+2%)	21mo	$141,000	$109	75
470 21st St SW #202	0.31mi	2/1.0	1,200 (-5%)	15mo	$125,000	$104	60

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: -10.0%
• Equity multiple: 0.64×
• Total profit: $-13,220
• Equity at exit: $19,369

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-1,374
• Equity at exit: $11,231

Cash invested: $36,372 (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 57350

• Active inventory: 149
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,294 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$164 /mo · $1,972/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $123

Break-even live

Break-even rent $1,139

Max offer price $129,900

Occupancy floor 86%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2134 Frank Ave SE Huron, SD	3.0	2.0	1200	$1,294	$1.08	44d	1	1.13mi

Listing history 4 events

1. 2026-05-07
   status Pending 576-char remark

   Show marketing remark (576 chars)

   Carefree Condo Living can be yours BUT you better call today as these Meadowlark Condos sell fast! You are going to love the balcony view overlooking a private, wooded area. Enjoy life and travels knowing lawncare, security, and exterior and common area maintenance are taken care of. Updated kitchen, newly painted throughout, convenient in condo laundry room with top of the line washer/dryer included. This is a 55 & over facility. The attached double garage offers convenience and extra storage. $300/month condo fee covers lawn care, snow removal, water, and sewer.

2. 2026-04-15
   price $129,900 576-char remark

   Show marketing remark (576 chars)

   Carefree Condo Living can be yours BUT you better call today as these Meadowlark Condos sell fast! You are going to love the balcony view overlooking a private, wooded area. Enjoy life and travels knowing lawncare, security, and exterior and common area maintenance are taken care of. Updated kitchen, newly painted throughout, convenient in condo laundry room with top of the line washer/dryer included. This is a 55 & over facility. The attached double garage offers convenience and extra storage. $300/month condo fee covers lawn care, snow removal, water, and sewer.

3. 2026-02-13
   price $134,900 576-char remark

   Show marketing remark (576 chars)

   Carefree Condo Living can be yours BUT you better call today as these Meadowlark Condos sell fast! You are going to love the balcony view overlooking a private, wooded area. Enjoy life and travels knowing lawncare, security, and exterior and common area maintenance are taken care of. Updated kitchen, newly painted throughout, convenient in condo laundry room with top of the line washer/dryer included. This is a 55 & over facility. The attached double garage offers convenience and extra storage. $300/month condo fee covers lawn care, snow removal, water, and sewer.

4. 2026-01-14
   listed $139,900 Active 576-char remark

   Show marketing remark (576 chars)

   Carefree Condo Living can be yours BUT you better call today as these Meadowlark Condos sell fast! You are going to love the balcony view overlooking a private, wooded area. Enjoy life and travels knowing lawncare, security, and exterior and common area maintenance are taken care of. Updated kitchen, newly painted throughout, convenient in condo laundry room with top of the line washer/dryer included. This is a 55 & over facility. The attached double garage offers convenience and extra storage. $300/month condo fee covers lawn care, snow removal, water, and sewer.

ⓘ 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: $1,972 · $164/mo
• Projected year-2 tax: $1,972 · $164/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 13 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: $15,528
• − Mortgage interest: −$7,276
• − Property taxes: −$1,972
• − Insurance: −$650
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$3,779
• Taxable loss: −$633
• Est. tax savings @ 24.0%: +$152
• After-tax cash flow: $1,623/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: Huron School District 02-2
• NCES district ID: 4635480
• Math proficiency: 30% ▼ -7.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $43,613
• Composite: 31.35/100
• National rank: #5998
• State rank: #55 of 59 in SD

Livability — Huron

• Score: 72/100
• State rank: #48
• US rank: #6463

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huron, SD
• Population (ZIP): 16,148

Population outlook (Beadle County) Hauer SSP2

• Today (2025): 20,094 people
• By 2030: 21,218 · +5.6%
• By 2040: 24,042 · +19.6%
• By 2050: 27,931 · +39.0%
• By 2075: 43,296 · +115.5%
• By 2100: 65,888 · +227.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 16% Asian 11% Two or more races 7% Pacific Islander 2% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Portuguese 8% Iranian 4% Lithuanian 2%
• Foreign-born: 15% · Canada, Philippines, Vietnam
• Languages at home: 80% English-only · Spanish 9% Other Asian/Pacific 7% Vietnamese 2%

Political lean MEDSL · Beadle

• 2024 margin: Solid R (+40.1) · D 28.8% · R 68.8% · Other 2.4%
• 2008→2024 swing: -32.8pp toward R · 2008: -7.3pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+38.1 2016: R+37.6 2012: R+18.6 2008: R+7.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.91%
• Current HPI: 141.3376
• 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

-7.1% since first listed

4 events — show timeline

• 2026-05-07 Pending — HBOR
• 2026-04-15 Price Changed $129,900 HBOR
• 2026-02-13 Price Changed $134,900 HBOR
• 2026-01-14 Listed $139,900 HBOR

Property tax history

+0.6%/yr

Latest (2026): $1,972 · +7.2% YoY. Source: county tax records.