102 W 6th St · Revillo, SD 57259

$48,000

3 bd · 1.0 ba · 972 sqft · SingleFamily · 14 Days on market

Built 1920 0.38 ac 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Showings start 9/15. Here is your chance to own an investment property. Needs some TLC but would make a great rental property or family home. . 3 bedrooms 1 bathroom. Large lot. Call or text today to schedule your showing.

Key facts

• Dishwasher included
• New flooring
• Fridge included

Tags

• LARGE LOT
• NEW FLOORING
• FRIDGE INCLUDED
• STOVE INCLUDED
• DISHWASHER INCLUDED
• WINDOW AC UNIT INCLUDED

Property features AI

Exterior

• Parking: Detached or attached garage with 2 spaces
• Home design: Single-family residence; One and one-half story
• Construction: Built (year not provided)
• Exterior features: Asphalt roof; Lot approximately 0.38 acres (88 x 190)

Interior

• Bathrooms: 1 full bathroom
• Interior features: One full bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($963 rent vs $48k).

Location & tenants

• Location reads 55/100 on livability (#295 in SD) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, schools D+, amenities F.
• Milbank School District 25-4 (town): math 46% / reading 61% proficiency, ranked #19 of 59 in SD (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 2 active listings in the ZIP; 22 units permitted in Grant County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($332 loan paydown + $1k appreciation (3.0% local appreciation)).
• Grant County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $28k; list at $48k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $314/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 2.01% ✓
• Cap rate: 17.02%
• Cash-on-cash: 38.30%
• DSCR: 2.70
• GRM: 4.2

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: 17.4%
• Equity multiple: 1.99×
• Total profit: $13,326
• Equity at exit: $21,583

10-year hold

• IRR: 19.0%
• Equity multiple: 3.79×
• Total profit: $37,449
• Equity at exit: $33,262

Cash invested: $13,440 (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 57259

• Active inventory: 2
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $963 medium
• Mortgage (P&I): −$252
• Tax est. 1.5%: −$60 /mo · $720/yr
• Insurance: −$20
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $115

Break-even live

Break-even rent $817

Max offer price $48,000

Occupancy floor 83%

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-05
   statusdays on market $48,000 Pending 14 DOM
2. 2026-06-02
   days on market $48,000 Active 13 DOM
3. 2026-06-01
   days on market $48,000 Active 12 DOM
4. 2026-05-31
   days on market $48,000 Active 11 DOM
5. 2026-05-30
   days on market $48,000 Active 10 DOM
6. 2026-05-20
   listed $48,000 Active
7. 2021-10-08
   soldstatus $28,500 224-char remark

   Show marketing remark (224 chars)

   Showings start 9/15. Here is your chance to own an investment property. Needs some TLC but would make a great rental property or family home. . 3 bedrooms 1 bathroom. Large lot. Call or text today to schedule your showing.

8. 2021-09-14
   listed $29,900 224-char remark

   Show marketing remark (224 chars)

   Showings start 9/15. Here is your chance to own an investment property. Needs some TLC but would make a great rental property or family home. . 3 bedrooms 1 bathroom. Large lot. Call or text today to schedule your showing.

ⓘ 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 FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 13 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: $11,554
• − Mortgage interest: −$2,689
• − Property taxes: −$720
• − Insurance: −$4,005
• − Repairs & maintenance: −$924
• − Management: −$924
• − Depreciation: −$1,396
• Taxable income: $895
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $1,167/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: Milbank School District 25-4
• NCES district ID: 4600002
• Math proficiency: 46% ▲ 3.00%
• Reading proficiency: 61% ▼ -1.00%
• Median HH income: $49,055
• Composite: 45.54/100
• National rank: #2604
• State rank: #19 of 59 in SD

Livability — Revillo

• Score: 55/100
• State rank: #295
• US rank: #23125

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Revillo, SD
• Population (ZIP): 586

Population outlook (Grant County) Hauer SSP2

• Today (2025): 6,713 people
• By 2030: 6,458 · -3.8%
• By 2040: 5,990 · -10.8%
• By 2050: 5,667 · -15.6%
• By 2075: 5,925 · -11.7%
• By 2100: 7,228 · +7.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Slovak 11% Portuguese 10% Russian 3%
• Languages at home: 93% English-only · German/W. Germanic 7%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+45.4) · D 26.1% · R 71.5% · Other 2.5%
• 2008→2024 swing: -41.1pp toward R · 2008: -4.3pp · 2024: -45.4pp
• All cycles: 2024: R+45.4 2020: R+41.7 2016: R+39.6 2012: R+15.0 2008: R+4.3

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

+60.5% since first listed

3 events — show timeline

• 2026-05-20 Listed $48,000 NESD
• 2021-10-08 Sold (MLS) $28,500 NESD
• 2021-09-14 Listed $29,900 NESD