301 North St E · Badger, SD 57214

$89,900

2 bd · 2.0 ba · 2,429 sqft · SingleFamily · 28 Days on market

Built 1935 Fair condition 10,454 sqft lot

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Why this score? — see what drove the B- 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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +6.1/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Key facts

• 0.24 acre lot
• Garage
• Built 1935

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Home design: Single-family residence; One and a half stories
• Exterior features: Lot roughly 0.24 acres (approximately 75 x 140)

Interior

• Bathrooms: Two full bathrooms
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#260 in SD) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, crime F, amenities F.
• Arlington School District 38-1 (rural): math 75% / reading 65% proficiency, ranked #3 of 148 in SD (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Arlington Elementary - 02 (math 82% / reading 72%, grade A, #8 of 253 statewide, top 3%, 155 students, 17% FRL); Arlington Jr. High - 03 (math 84% / reading 74%, grade A+, #1 of 143 statewide, top 0%, 38 students, 8% FRL); Arlington High School - 01 (math 70% / reading 50%, grade C+, #31 of 151 statewide, top 32%, 88 students, 15% FRL) — zoned schools at 13% FRL track the district average.
• Market conditions: 2 active listings in the ZIP; 22 units permitted in Kingsbury County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• Kingsbury County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1935 — 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 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?
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: 1.20% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.11%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 2.02×
• Total profit: $25,690
• Equity at exit: $40,423

10-year hold

• IRR: 19.3%
• Equity multiple: 3.81×
• Total profit: $70,687
• Equity at exit: $62,297

Cash invested: $25,172 (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 57214

• Active inventory: 2
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,081 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $233

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 73%

Sensitivity live

Price	-10% $295	-5% $264	+0% $233	+5% $202	+10% $171
Rent	-10% $148	-5% $190	+0% $233	+5% $276	+10% $318
Rate	-1.0pp $278	-0.5pp $256	base $233	+0.5pp $210	+1.0pp $186

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-17
   status $89,900 Pending 28 DOM
2. 2026-06-16
   days on market $89,900 Active 28 DOM
3. 2026-06-15
   days on market $89,900 Active 27 DOM
4. 2026-06-13
   days on market $89,900 Active 25 DOM
5. 2026-06-12
   days on market $89,900 Active 24 DOM
6. 2026-06-09
   days on market $89,900 Active 21 DOM
7. 2026-06-08
   days on market $89,900 Active 20 DOM
8. 2026-06-08
   days on market $89,900 Active 19 DOM
9. 2026-06-05
   days on market $89,900 Active 17 DOM
10. 2026-06-04
    days on market $89,900 Active 15 DOM
11. 2026-06-02
    days on market $89,900 Active 14 DOM
12. 2026-06-01
    days on market $89,900 Active 13 DOM
13. 2026-05-31
    days on market $89,900 Active 12 DOM
14. 2026-05-18
    listed $89,900 Active

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°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: $12,977
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$2,615
• Taxable income: $1,452
• Est. tax owed @ 24.0%: −$348
• After-tax cash flow: $2,448/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The home requires moderate repairs and maintenance, with a focus on the kitchen and exterior. Painting and updating the kitchen could significantly increase its value.

Repairs flagged

• Minor Kitchen countertops — Cluttered and could use cleaning
• Minor Bathtub — Peeling paint could be repainted

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Update kitchen countertops — Improves functionality and aesthetics
• Both Replace bathtub — Improves functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Cluttered and could use cleaning	Minor	$500–3,000
Bathtub · Peeling paint could be repainted	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Update kitchen countertops — Improves functionality and aesthetics ↑
• Both Replace bathtub — Improves functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Arlington School District 38-1
• NCES district ID: 4603720
• Math proficiency: 75% ▲ 10.00%
• Reading proficiency: 65% ▬ 0.00%
• Median HH income: $51,946
• Composite: 60.77/100
• National rank: #1646
• State rank: #3 of 148 in SD

Livability — Badger

• Score: 59/100
• State rank: #260
• US rank: #19852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Badger, SD
• Population (ZIP): 171

Population outlook (Kingsbury County) Hauer SSP2

• Today (2025): 4,819 people
• By 2030: 4,734 · -1.8%
• By 2040: 4,597 · -4.6%
• By 2050: 4,558 · -5.4%
• By 2075: 5,037 · +4.5%
• By 2100: 5,863 · +21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Portuguese 50% English 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Kingsbury

• 2024 margin: Solid R (+43.9) · D 27.1% · R 71.0% · Other 1.9%
• 2008→2024 swing: -38.2pp toward R · 2008: -5.7pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+39.0 2016: R+38.3 2012: R+13.8 2008: R+5.7

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

1 event — show timeline

• 2026-05-18 Listed $89,900 NESD