1272 Kansas Ave SE · Huron, SD 57350

$161,000

3 bd · 1.0 ba · 1,896 sqft · SingleFamily · 40 Days on market

Built 1921 7,260 sqft lot $85/sqft · at area comps Est $165k · at est.

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Why this score? — see what drove the D 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 +15.9/30.0
• ARV discount +8.5/15.0
• DSCR +4.9/10.0
• 1% rule +3.7/10.0
• 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

Charming Home with 3+ Bedrooms & 1 Bath. Great Starter Home! Many Updates Including: Bathroom, Kitchen, Flooring, Central Air, Breaker Box, Water Heater & Front Deck. Maintenance Free Vinyl Siding. Detached Single Garage. The Upper Level Offers So Many Options! Move In Ready! Call Now for Your Private Showing!

Key facts

• 7,260 sq ft lot
• Garage
• Built 1921

Property features AI

Exterior

• Parking: 1-car garage
• Home design: Residential property; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Paved road frontage

Interior

• Kitchen: Microwave; Refrigerator; Standard kitchen appliances
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Basement with sump pump; Dryer; Microwave; Refrigerator; Washer
• Laundry & utility: Washer and dryer; Basement utility access (sump pump)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $161k.

Deal economics

• At list price, monthly cash flow is $77 ($921/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 $140k (13.3% below list).
• Recommended offer: $140k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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-, amenities F.
• 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.
• Zoned schools: Huron Colony Elementary - 13 (math 24% / reading 24%, 17 students, 0% FRL); Huron Middle School - 02 (math 33% / reading 51%, grade D-, #93 of 143 statewide, top 67%, 695 students, 59% FRL); Huron High School - 01 (math 32% / reading 62%, grade D-, #108 of 151 statewide, top 71%, 836 students, 46% FRL).
• Market conditions: 149 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 40 days — a 3% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $139k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,605 (13.3% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — 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 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.04%
• DSCR: 1.09
• GRM: 9.6

CMA / ARV

• ARV (median comp): $164,586
• List price: $161,000
• Delta: -2.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1378 Iowa Ave SE	0.11mi	2/1.0 (-1)	1,792 (-6%)	7mo	$142,500	$80	75
1104 Kansas Ave SE	0.14mi	3/2.0	1,848 (-2%)	12mo	$180,000	$97	75
1264 Iowa Ave SE	0.07mi	4/2.0 (+1)	1,792 (-6%)	6mo	$200,000	$112	73
1157 Wisconsin Ave SW	0.23mi	2/1.0 (-1)	1,840 (-3%)	12mo	$75,000	$41	69
1108 Beach Ave SE	0.35mi	3/2.0	1,768 (-7%)	8mo	$210,000	$119	62
1118 Beach Ave SE	0.35mi	4/2.0 (+1)	2,088 (+10%)	10mo	$205,000	$98	50
845 Madison Blvd SE	0.60mi	3/2.0	2,028 (+7%)	8mo	$238,000	$117	50
840 Colorado Ave SW	0.61mi	3/1.5	2,112 (+11%)	5mo	$185,000	$88	46
645 10th St SW	0.69mi	3/2.5	1,964 (+4%)	12mo	$171,000	$87	46
1130 Simmons Ave SE	0.47mi	4/2.0 (+1)	2,112 (+11%)	6mo	$196,000	$93	45
643 Beach Ave SE	0.60mi	3/2.0	2,089 (+10%)	9mo	$150,000	$72	44
555 Idaho Ave SE	0.61mi	4/2.0 (+1)	2,176 (+15%)	9mo	$245,000	$113	31

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-21,233
• Equity at exit: $24,006

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-12,325
• Equity at exit: $13,920

Cash invested: $45,080 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,396 medium
• Mortgage (P&I): −$844
• Tax from tax record: −$115 /mo · $1,377/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $77

Break-even live

Break-even rent $1,299

Max offer price $161,000

Occupancy floor 90%

Sensitivity live

Price	-10% $168	-5% $122	+0% $77	+5% $31	+10% $-14
Rent	-10% $-34	-5% $22	+0% $77	+5% $132	+10% $187
Rate	-1.0pp $158	-0.5pp $118	base $77	+0.5pp $35	+1.0pp $-7

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: $40,250
• Closing costs: $4,830
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-16
   status $161,000 Pending 40 DOM
2. 2026-06-15
   days on market $161,000 Active 40 DOM
3. 2026-06-13
   days on market $161,000 Active 38 DOM
4. 2026-06-12
   days on market $161,000 Active 37 DOM
5. 2026-06-09
   days on market $161,000 Active 34 DOM
6. 2026-06-08
   days on market $161,000 Active 33 DOM
7. 2026-06-08
   days on market $161,000 Active 32 DOM
8. 2026-06-05
   days on market $161,000 Active 30 DOM
9. 2026-06-04
   days on market $161,000 Active 28 DOM
10. 2026-06-02
    days on market $161,000 Active 27 DOM
11. 2026-06-01
    days on market $161,000 Active 26 DOM
12. 2026-05-31
    days on market $161,000 Active 25 DOM
13. 2026-05-06
    listed $161,000 Active 632-char remark
14. 2023-07-10
    soldstatus $139,000
15. 2023-07-07
    soldstatus Closed 323-char remark

    Show marketing remark (323 chars)

    Charming Home with 3+ Bedrooms & 1 Bath. Great Starter Home! Many Updates Including: Bathroom, Kitchen, Flooring, Central Air, Breaker Box, Water Heater & Front Deck. Maintenance Free Vinyl Siding. Detached Single Garage. The Upper Level Offers So Many Options! Move In Ready! Call Now for Your Private Showing!

16. 2023-05-14
    listed $144,900 Active 323-char remark

    Show marketing remark (323 chars)

    Charming Home with 3+ Bedrooms & 1 Bath. Great Starter Home! Many Updates Including: Bathroom, Kitchen, Flooring, Central Air, Breaker Box, Water Heater & Front Deck. Maintenance Free Vinyl Siding. Detached Single Garage. The Upper Level Offers So Many Options! Move In Ready! Call Now for Your Private Showing!

ⓘ 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: $1,377 · $115/mo
• Projected year-2 tax: $2,109 · $176/mo
• Expected delta: +$732/yr (+$61/mo · 53.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥100°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: $16,753
• − Mortgage interest: −$9,019
• − Property taxes: −$1,377
• − Insurance: −$805
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$4,684
• Taxable loss: −$1,812
• Est. tax savings @ 24.0%: +$435
• After-tax cash flow: $1,356/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

+11.1% since first listed

5 events — show timeline

• 2026-06-15 Pending — HBOR
• 2026-05-06 Listed $161,000 HBOR
• 2023-07-10 Sold (Public Records) $139,000 Public Records
• 2023-07-07 Sold (MLS) — HBOR
• 2023-05-14 Listed $144,900 HBOR

Property tax history

+2.7%/yr

Latest (2026): $1,377 · -2.3% YoY. Source: county tax records.