819 Wheelock St · Hudson, SD 57034

$140,000

4 bd · 1.0 ba · 1,332 sqft · SingleFamily · 24 Days on market

Built 1911 0.40 ac lot Est $192k · 27% 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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• Appreciation +5.0/10.0
• 1% rule +4.2/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Affordable Small-Town Living with Big Potential! Looking for space, value, and opportunity? You’ll find it right here with this affordable home on two lots—perfectly located in a peaceful small-town setting. This property offers plenty of potential and just needs a little TLC to make it truly shine. Included with the home is a 10' x 16' shed with electrical already wired, and a massive 42' x 50' shop featuring a 20' x 24' office, forced-air heat, and a cozy wood stove—ideal for hobbies, a home business, or extra storage. Bonus features include: New flooring for the main floor (already purchased and stays with the home) New shingles for the garage (stored in the shop and

Key facts

• Two lots
• 42 x 50 shop
• 20 x 24 office

Tags

• TWO LOTS
• 10 X 16 SHED
• 42 X 50 SHOP
• 20 X 24 OFFICE
• FORCED-AIR HEAT
• COZY WOOD STOVE

Property features AI

Exterior

• Parking: Detached gravel garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence
• Construction: Wood siding construction
• Exterior features: Shingle roof; 0.4-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Propane forced-air heating; Window air conditioning unit(s)
• Interior features: Water softener; Full, partially finished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/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 (8.0% below list).
• Recommended offer: $129k (8.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#188 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D, amenities F, commute F.
• Alcester-Hudson School District 61-1 (rural): math 30% / reading 40% proficiency, ranked #122 of 148 in SD (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Alcester-Hudson Elementary - 04 (math 42% / reading 47%, grade F, #144 of 253 statewide, top 63%, 195 students, 25% FRL); Alcester-Hudson Jr. High - 03 (math 24% / reading 54%, grade F, #102 of 143 statewide, top 76%, 53 students, 34% FRL); Alcester-Hudson High School - 01 (math 10% / reading 90%, grade D+, #67 of 151 statewide, top 45%, 104 students, 24% FRL).
• Market conditions: 5 active listings in the ZIP; 232 units permitted in Lincoln County in 2024 (14 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($968 loan paydown + $4k appreciation (3.0% local appreciation)).
• Lincoln County population projected at +66% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,795 (8.0% below list)

Questions for the listing agent

1. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.92% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.04%
• DSCR: 1.18
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $191,808
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 4th St	0.36mi	3/1.0 (-1)	1,317 (-1%)	20mo	$190,000	$144	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: 11.3%
• Equity multiple: 1.64×
• Total profit: $25,238
• Equity at exit: $62,950

10-year hold

• IRR: 13.4%
• Equity multiple: 2.99×
• Total profit: $78,046
• Equity at exit: $97,014

Cash invested: $39,200 (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 57034

• Active inventory: 5
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,288 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$93 /mo · $1,116/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $132

Break-even live

Break-even rent $1,121

Max offer price $140,000

Occupancy floor 85%

Sensitivity live

Price	-10% $211	-5% $172	+0% $132	+5% $92	+10% $53
Rent	-10% $30	-5% $81	+0% $132	+5% $183	+10% $234
Rate	-1.0pp $202	-0.5pp $168	base $132	+0.5pp $96	+1.0pp $59

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-05
   status Pending
2. 2026-05-04
   status Active
3. 2025-08-20
   status Pending
4. 2025-08-13
   price $140,000
5. 2025-07-28
   listed $150,000 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: $1,116 · $93/mo
• Projected year-2 tax: $1,834 · $153/mo
• Expected delta: +$718/yr (+$60/mo · 64.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 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: $15,455
• − Mortgage interest: −$7,842
• − Property taxes: −$1,116
• − Insurance: −$700
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$4,073
• Taxable loss: −$749
• Est. tax savings @ 24.0%: +$180
• After-tax cash flow: $1,763/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: Alcester-Hudson School District 61-1
• NCES district ID: 4600028
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $49,842
• Composite: 32.95/100
• National rank: #10688
• State rank: #122 of 148 in SD

Livability — Hudson

• Score: 63/100
• State rank: #188
• US rank: #14973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hudson, SD
• Population (ZIP): 720

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 70,138 people
• By 2030: 78,929 · +12.5%
• By 2040: 97,132 · +38.5%
• By 2050: 116,136 · +65.6%
• By 2075: 166,314 · +137.1%
• By 2100: 219,430 · +212.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Portuguese 17% Iranian 15% Scotch-Irish 3%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lincoln

• 2024 margin: Strong R (+26.5) · D 35.7% · R 62.2% · Other 2.2%
• 2008→2024 swing: -11.3pp toward R · 2008: -15.2pp · 2024: -26.5pp
• All cycles: 2024: R+26.5 2020: R+23.6 2016: R+29.4 2012: R+25.6 2008: R+15.2

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

-6.7% since first listed

5 events — show timeline

• 2026-05-05 Pending — NWIA
• 2026-05-04 Relisted — NWIA
• 2025-08-20 Pending — NWIA
• 2025-08-13 Price Changed $140,000 NWIA
• 2025-07-28 Listed $150,000 NWIA

Property tax history

+2.4%/yr

Latest (2025): $1,116 · -2.7% YoY. Source: county tax records.