132 7th St SE · Huron, SD 57350

$180,200

4 bd · 1.5 ba · 2,304 sqft · SingleFamily · 44 Days on market

Built 1915 5,500 sqft lot $78/sqft · at area comps Est $185k · at est. ↓ 18% since listing

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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 +13.6/30.0
• ARV discount +8.6/15.0
• DSCR +4.1/10.0
• 1% rule +3.6/10.0
• 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

Step inside this charming 2-story home filled with character and warmth. The original hardwood floors and a beautiful staircase set the tone as you enter, leading you to four spacious bedrooms and two bathrooms. Updated kitchen brings a sense of a contemporary feel. Relax on the inviting front porch, perfect for a rocking chair on a quiet evening. The fenced-in yard provides both privacy and space for outdoor enjoyment. Ideally located across from a park, this home offers a wonderful blend of classic charm and everyday convenience. Call today for your personal showing for you new home.

Key facts

• Beautiful staircase
• Inviting front porch
• Across from a park

Tags

• ORIGINAL HARDWOOD FLOORS
• BEAUTIFUL STAIRCASE
• UPDATED KITCHEN
• INVITING FRONT PORCH
• FENCED-IN YARD
• ACROSS FROM A PARK

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $11 ($134/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 $154k (14.5% below list).
• Recommended offer: $154k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 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 44 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,090 (14.5% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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: 0.86% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 9.7

CMA / ARV

• ARV (median comp): $184,916
• List price: $180,200
• Delta: -2.55%
• 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
555 Idaho Ave SE	0.17mi	4/2.0	2,176 (-6%)	9mo	$245,000	$113	74
766 Idaho Ave SE	0.15mi	4/2.0	2,538 (+10%)	10mo	$221,000	$87	65
1218 Wisconsin Ave SW	0.45mi	3/2.0 (-1)	2,246 (-2%)	10mo	$190,000	$85	60
643 Beach Ave SE	0.28mi	3/2.0 (-1)	2,089 (-9%)	9mo	$150,000	$72	57
1431 Idaho Ave SE	0.60mi	4/2.0	2,386 (+4%)	10mo	$215,000	$90	56
1118 Beach Ave SE	0.45mi	4/2.0	2,088 (-9%)	9mo	$205,000	$98	54
1130 Simmons Ave SE	0.56mi	4/2.0	2,112 (-8%)	6mo	$196,000	$93	53
840 Colorado Ave SW	0.52mi	3/1.5 (-1)	2,112 (-8%)	5mo	$185,000	$88	53
1530 Iowa Ave SE	0.67mi	3/1.0 (-1)	2,264 (-2%)	8mo	$150,000	$66	52
1256 Campbell Dr	0.62mi	3/2.0 (-1)	2,206 (-4%)	8mo	$194,000	$88	50
634 5th St SW	0.66mi	3/1.0 (-1)	2,119 (-8%)	10mo	$142,000	$67	41
1280 Mcdonald Dr	0.71mi	3/2.0 (-1)	2,608 (+13%)	10mo	$245,000	$94	29

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: -15.9%
• Equity multiple: 0.44×
• Total profit: $-28,489
• Equity at exit: $26,868

10-year hold

• IRR: -7.5%
• Equity multiple: 0.53×
• Total profit: $-23,895
• Equity at exit: $15,580

Cash invested: $50,456 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,541 medium
• Mortgage (P&I): −$945
• Tax from tax record: −$186 /mo · $2,233/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $11

Break-even live

Break-even rent $1,527

Max offer price $180,200

Occupancy floor 94%

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: $45,050
• Closing costs: $5,406
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-08
   status Pending 592-char remark

   Show marketing remark (592 chars)

   Step inside this charming 2-story home filled with character and warmth. The original hardwood floors and a beautiful staircase set the tone as you enter, leading you to four spacious bedrooms and two bathrooms. Updated kitchen brings a sense of a contemporary feel. Relax on the inviting front porch, perfect for a rocking chair on a quiet evening. The fenced-in yard provides both privacy and space for outdoor enjoyment. Ideally located across from a park, this home offers a wonderful blend of classic charm and everyday convenience. Call today for your personal showing for you new home.

2. 2026-04-22
   price $180,200 592-char remark

   Show marketing remark (592 chars)

   Step inside this charming 2-story home filled with character and warmth. The original hardwood floors and a beautiful staircase set the tone as you enter, leading you to four spacious bedrooms and two bathrooms. Updated kitchen brings a sense of a contemporary feel. Relax on the inviting front porch, perfect for a rocking chair on a quiet evening. The fenced-in yard provides both privacy and space for outdoor enjoyment. Ideally located across from a park, this home offers a wonderful blend of classic charm and everyday convenience. Call today for your personal showing for you new home.

3. 2026-03-25
   listed $185,200 Active 592-char remark

   Show marketing remark (592 chars)

   Step inside this charming 2-story home filled with character and warmth. The original hardwood floors and a beautiful staircase set the tone as you enter, leading you to four spacious bedrooms and two bathrooms. Updated kitchen brings a sense of a contemporary feel. Relax on the inviting front porch, perfect for a rocking chair on a quiet evening. The fenced-in yard provides both privacy and space for outdoor enjoyment. Ideally located across from a park, this home offers a wonderful blend of classic charm and everyday convenience. Call today for your personal showing for you new home.

4. 2025-12-22
   price $185,750
5. 2025-09-26
   listed $189,900 Active
6. 2024-11-25
   listed $190,000 Active
7. 2024-01-31
   soldstatus $172,000
8. 2024-01-30
   soldstatus Closed
9. 2023-10-23
   listed $179,900 Active
10. 2023-08-16
    price $179,900
11. 2023-06-13
    price $195,000
12. 2023-04-21
    price $210,000
13. 2022-10-27
    listed $220,000 Active

ⓘ 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: $2,233 · $186/mo
• Projected year-2 tax: $2,361 · $197/mo
• Expected delta: +$128/yr (+$11/mo · 5.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% 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: $18,491
• − Mortgage interest: −$10,094
• − Property taxes: −$2,233
• − Insurance: −$901
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$5,242
• Taxable loss: −$2,938
• Est. tax savings @ 24.0%: +$705
• After-tax cash flow: $839/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

-18.1% since first listed

13 events — show timeline

• 2026-05-08 Pending — HBOR
• 2026-04-22 Price Changed $180,200 HBOR
• 2026-03-25 Listed $185,200 HBOR
• 2025-12-22 Price Changed $185,750 HBOR
• 2025-09-26 Listed $189,900 HBOR
• 2024-11-25 Listed $190,000 HBOR
• 2024-01-31 Sold (Public Records) $172,000 Public Records
• 2024-01-30 Sold (MLS) — HBOR
• 2023-10-23 Listed $179,900 HBOR
• 2023-08-16 Price Changed $179,900 HBOR
• 2023-06-13 Price Changed $195,000 HBOR
• 2023-04-21 Price Changed $210,000 HBOR
• 2022-10-27 Listed $220,000 HBOR

Property tax history

+6.5%/yr

Latest (2026): $2,233 · +7.3% YoY. Source: county tax records.