306 Main St

Volin, SD 57072

$134,000C+

8 bd · 4.0 ba · 2,716 sqft · Built 1950 · MultiFamily · Pending · 189 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,550/mo
• Mortgage (P&I): −$703
• Tax + insurance: −$223
• HOA: −$0
• Vac / Maint / Mgmt: −$325
• Net cashflow: $298/mo
• Annual: $3,581/yr
• Cap rate: 8.97%
• Cash-on-cash: 9.54%
• DSCR: 1.42
• 1% rule: 1.16%
• Cash to close: $37,520

Investor read

• This is a 8-bed/4.0-bath multifamily listed at $134k. Condition is rated poor.
• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• It's been on market 189 days — a 12% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $118k (12.0% below list) — sets the bar for market timing.
• In year one you build about $12k of equity ($926 loan paydown + $11k appreciation (7.9% local appreciation)).
• Location reads 62/100 on livability (#213 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Gayville-Volin School District 63-1 (rural): math 25% / reading 40% proficiency, ranked #125 of 148 in SD (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gayville-Volin Elementary - 02 (math 24% / reading 34%, grade F, #205 of 253 statewide, top 85%, 144 students, 28% FRL); Gayville-Volin Middle School - 03 (math 22% / reading 42%, grade F, #121 of 143 statewide, top 87%, 63 students, 27% FRL); Gayville-Volin High School - 01 (math 30% / reading 70%, grade D+, #69 of 151 statewide, top 65%, 82 students, 20% FRL) — zoned schools at 25% FRL track the district average.
• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 3 active listings in the ZIP; 179 units permitted in Yankton County in 2024 (130 in 5+ unit buildings).
• Yankton County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• At projected returns (7.9% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
• Crime grade is D 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?
• 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.

Repairs flagged (vision-AI assessment)

• Major: siding — Significant wear and tear
• Major: roof — No visible damage, but age is implied
• Major: flooring — No visible flooring, but age is implied
• Major: HVAC/mechanicals — No visible systems, but age is implied
• Major: landscaping — Overgrown lawn, unkempt appearance