105 6th St W St W · Clear Lake, SD 57226

$179,000

3 bd · 1.5 ba · 1,968 sqft · SingleFamily · 30 Days on market

Built 1950 7,000 sqft lot Est $193k · 7% under

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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).

• ARV discount +10.7/15.0
• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.8/10.0

Key facts

• Storage shed
• Fenced backyard
• 7,000 sq ft lot

Tags

• FENCED BACKYARD
• STORAGE SHED
• OPEN DINING LIVING ROOM

Property features AI

Finance

• Other: Land is owned

Exterior

• Parking: Attached garage with space for 1 car
• Utilities: Public water; Public sewer
• Home design: Single family residence; 1.5-story home; Located outside city limits; Above-grade finished area approximately 1,383; Below-grade finished area approximately 585
• Construction: Built with hard board siding; Block foundation; Composition roof
• Exterior features: Privacy fence; City lot

Interior

• Bedrooms: One bedroom on the upper level
• Flooring: Carpet; Wood; Laminate
• Bathrooms: One full bathroom; One half bathroom; Main level includes a full bath
• Heating & cooling: Natural gas heating; Central air conditioning; Electric water heater
• Interior features: Full basement; Seven total rooms; Water softener: none

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-206 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (29.3% below list).
• Recommended offer: $127k (29.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#53 in SD) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Deuel School District 19-4 (rural): math 39% / reading 47% proficiency, ranked #46 of 59 in SD (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clear Lake Elementary - 02 (math 47% / reading 52%, grade D, #115 of 253 statewide, top 52%, 259 students, 17% FRL); Clear Lake Middle School - 04 (math 32% / reading 42%, grade F, #110 of 143 statewide, top 80%, 125 students, 14% FRL).
• Market conditions: 9 active listings in the ZIP; 18 units permitted in Deuel County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $78k; list at $179k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,508 (29.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — 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: 0.71% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.93%
• DSCR: 0.78
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $192,864
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 5th St E	0.07mi	3/1.0	1,939 (-2%)	9mo	$150,000	$77	85
310 4th Ave S	0.23mi	3/1.0	2,000 (+2%)	11mo	$195,000	$98	76
813 6th Ave S	0.39mi	3/2.0	1,886 (-4%)	4mo	$250,000	$133	70
422 11th St W	0.54mi	3/1.5	1,960 (-0%)	6mo	$244,500	$125	69
307 5th Ave S	0.32mi	2/2.0 (-1)	1,970 (+0%)	12mo	$210,000	$107	68
309 10th St W	0.41mi	2/1.0 (-1)	1,976 (+0%)	8mo	$130,000	$66	66
919 3rd Ave S	0.38mi	3/2.0	2,210 (+12%)	2mo	$285,000	$129	58
612 5th St W	0.39mi	3/2.0	1,685 (-14%)	9mo	$129,900	$77	49
805 1st St W	0.62mi	3/2.0	2,162 (+10%)	16mo	$155,000	$72	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.68×
• Total profit: $84,374
• Equity at exit: $161,257

10-year hold

• IRR: 18.9%
• Equity multiple: 6.16×
• Total profit: $258,780
• Equity at exit: $347,758

Cash invested: $50,120 (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 57226

• Home prices YoY: 17.6%
• Active inventory: 9
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$192 /mo · $2,304/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-206

Break-even live

Break-even rent $1,526

Max offer price $142,628

Occupancy floor —

Sensitivity live

Price	-10% $-105	-5% $-155	+0% $-206	+5% $-257	+10% $-307
Rent	-10% $-306	-5% $-256	+0% $-206	+5% $-156	+10% $-106
Rate	-1.0pp $-116	-0.5pp $-160	base $-206	+0.5pp $-252	+1.0pp $-299

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $179,000 Active 30 DOM
2. 2026-06-18
   days on market $179,000 Active 29 DOM
3. 2026-06-17
   days on market $179,000 Active 28 DOM
4. 2026-06-16
   days on market $179,000 Active 27 DOM
5. 2026-06-15
   days on market $179,000 Active 26 DOM
6. 2026-06-14
   days on market $179,000 Active 24 DOM
7. 2026-06-12
   days on market $179,000 Active 23 DOM
8. 2026-06-09
   days on market $179,000 Active 20 DOM
9. 2026-06-08
   days on market $179,000 Active 19 DOM
10. 2026-06-07
    days on market $179,000 Active 18 DOM
11. 2026-06-05
    days on market $179,000 Active 16 DOM
12. 2026-06-02
    days on market $179,000 Active 13 DOM
13. 2026-06-01
    days on market $179,000 Active 12 DOM
14. 2026-05-31
    days on market $179,000 Active 11 DOM
15. 2026-05-30
    days on market $179,000 Active 10 DOM
16. 2026-05-19
    listed $179,000 Active
17. 2013-11-22
    soldstatus $78,000
18. 2007-07-25
    soldstatus $67,000

ⓘ 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: $2,304 · $192/mo
• Projected year-2 tax: $2,345 · $195/mo
• Expected delta: +$40/yr (+$3/mo · 1.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥97°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: $15,181
• − Mortgage interest: −$10,027
• − Property taxes: −$2,304
• − Insurance: −$895
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$5,207
• Taxable loss: −$5,681
• Est. tax savings @ 24.0%: +$1,364
• After-tax cash flow: $-1,107/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: Deuel School District 19-4
• NCES district ID: 4600036
• Math proficiency: 39% ▲ 6.00%
• Reading proficiency: 47% ▲ 3.00%
• Median HH income: $51,180
• Composite: 37.06/100
• National rank: #4508
• State rank: #46 of 59 in SD

Livability — Clear Lake

• Score: 71/100
• State rank: #53
• US rank: #6735

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clear Lake, SD
• Population (ZIP): 1,834

Population outlook (Deuel County) Hauer SSP2

• Today (2025): 4,254 people
• By 2030: 4,191 · -1.5%
• By 2040: 4,115 · -3.3%
• By 2050: 4,184 · -1.6%
• By 2075: 5,357 · +25.9%
• By 2100: 8,125 · +91.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Portuguese 23% Iranian 4% Romanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Deuel

• 2024 margin: Solid R (+51.7) · D 23.0% · R 74.7% · Other 2.3%
• 2008→2024 swing: -50.2pp toward R · 2008: -1.5pp · 2024: -51.7pp
• All cycles: 2024: R+51.7 2020: R+46.4 2016: R+38.3 2012: R+10.8 2008: R+1.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 58.33%
• Current HPI: 390.49
• 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

+167.2% since first listed

3 events — show timeline

• 2026-05-19 Listed $179,000 REALTOR® Association of the Sioux Empire
• 2013-11-22 Sold (Public Records) $78,000 Public Records
• 2007-07-25 Sold (Public Records) $67,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $2,304 · +8.1% YoY. Source: county tax records.