503 Mitchell Ave · Big Stone City, SD 57216

$79,000

4 bd · 2.0 ba · 2,325 sqft · Other · 56 Days on market

Built 1920 9,147 sqft lot ↓ 11% since listing

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Why this score? — see what drove the A- 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
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Duplex located in Big Stone City. It has a main level 2 BR 1 BA apartment as well as an upstairs 2BR 1BA apartment. It has a huge 36x50 garage. Main level is currently occupied and they are on a month by month basis and the upstairs is emply. They also recieve rent for part of the garage. Call to schedule your showing today.

Key facts

• 9,147 sq ft lot
• 3 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $79k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#47 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D, amenities F.
• Big Stone City School District 25-1 (rural): math 70% / reading 60% proficiency, ranked #13 of 148 in SD (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 23 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 $6k of equity ($546 loan paydown + $5k appreciation (6.8% 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 (6.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, 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 56 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 1.71% ✓
• Cap rate: 14.22%
• Cash-on-cash: 28.30%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.7%
• Equity multiple: 3.71×
• Total profit: $59,860
• Equity at exit: $53,713

10-year hold

• IRR: 37.2%
• Equity multiple: 7.75×
• Total profit: $149,286
• Equity at exit: $101,108

Cash invested: $22,120 (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 57216

• Home prices YoY: 5.7%
• Active inventory: 23
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $522

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 56%

Sensitivity live

Price	-10% $576	-5% $549	+0% $522	+5% $494	+10% $467
Rent	-10% $415	-5% $468	+0% $522	+5% $575	+10% $628
Rate	-1.0pp $561	-0.5pp $542	base $522	+0.5pp $501	+1.0pp $480

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-01
   status $79,000 Pending 56 DOM
2. 2026-06-01
   days on market $79,000 Active 56 DOM
3. 2026-05-31
   days on market $79,000 Active 55 DOM
4. 2026-05-04
   price $79,000 326-char remark

   Show marketing remark (326 chars)

   Duplex located in Big Stone City. It has a main level 2 BR 1 BA apartment as well as an upstairs 2BR 1BA apartment. It has a huge 36x50 garage. Main level is currently occupied and they are on a month by month basis and the upstairs is emply. They also recieve rent for part of the garage. Call to schedule your showing today.

5. 2026-04-06
   listed $89,000 Active 326-char remark

   Show marketing remark (326 chars)

   Duplex located in Big Stone City. It has a main level 2 BR 1 BA apartment as well as an upstairs 2BR 1BA apartment. It has a huge 36x50 garage. Main level is currently occupied and they are on a month by month basis and the upstairs is emply. They also recieve rent for part of the garage. Call to schedule your showing today.

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,217
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$2,298
• Taxable income: $5,319
• Est. tax owed @ 24.0%: −$1,276
• After-tax cash flow: $4,983/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: Big Stone City School District 25-1
• NCES district ID: 4606960
• Math proficiency: 70% ▬ 0.00%
• Reading proficiency: 60% ▼ -10.00%
• Median HH income: $50,515
• Composite: 56.69/100
• National rank: #2421
• State rank: #13 of 148 in SD

Livability — Big Stone City

• Score: 72/100
• State rank: #47
• US rank: #6436

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Big Stone City, SD
• Population (ZIP): 1,389

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 4% Two or more races 1%
• Common ancestry: Portuguese 11% Lithuanian 4% Romanian 3%
• Foreign-born: 1% · Canada, Jamaica

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: ▲ 6.80%
• Current HPI: 125.444
• 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

-11.2% since first listed

2 events — show timeline

• 2026-05-04 Price Changed $79,000 NESD
• 2026-04-06 Listed $89,000 NESD