912 7th St · Springfield, SD 57062

$89,900

4 bd · 1.5 ba · 1,732 sqft · SingleFamily · 12 Days on market

Built 1900 0.44 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Large corner lot
• Large kitchen
• Granite stone

Tags

• LARGE CORNER LOT
• GRANITE STONE
• DORMER WINDOWS
• MAIN FLOOR BEDROOM
• LARGE KITCHEN
• OVERSIZED DOUBLE STALL GARAGE

Property features AI

Finance

• Other: Listing broker: Century 21 Professional Real Estate; Listing agent: Jolene Green, Cell: 605-464-9634

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Stone and wood siding construction
• Exterior features: Asphalt shingle roof; Frontage approximately 132 feet; Lot about 0.44 acres

Interior

• Kitchen: Cooktop
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Full unfinished basement; Dryer; Cooktop
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 66/100 on livability (#119 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment C-, amenities F, commute F.
• Bon Homme School District 04-2 (rural): math 55% / reading 56% proficiency, ranked #15 of 59 in SD (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 7 active listings in the ZIP; 18 units permitted in Bon Homme County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($622 loan paydown + $7k appreciation (7.6% local appreciation)).
• At projected returns (7.6% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1900 — 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. 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.
4. 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.
5. 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: 1.45% ✓
• Cap rate: 11.76%
• Cash-on-cash: 19.52%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $193,984
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 W 11th St	0.30mi	3/2.0 (-1)	1,772 (+2%)	7mo	$149,800	$85	69
505 8th St	0.33mi	4/2.0	1,632 (-6%)	7mo	$190,000	$116	67
809 14th St	0.50mi	3/1.0 (-1)	1,560 (-10%)	10mo	$175,000	$112	45

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

Projected returns pro-forma

7.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.6%
• Equity multiple: 3.42×
• Total profit: $60,847
• Equity at exit: $65,867

10-year hold

• IRR: 31.1%
• Equity multiple: 7.24×
• Total profit: $157,180
• Equity at exit: $128,493

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 57062

• Home prices YoY: 6.1%
• Active inventory: 7
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $409

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 64%

Sensitivity live

Price	-10% $472	-5% $441	+0% $409	+5% $378	+10% $347
Rent	-10% $306	-5% $358	+0% $409	+5% $461	+10% $513
Rate	-1.0pp $455	-0.5pp $432	base $409	+0.5pp $386	+1.0pp $362

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 8 events

1. 2026-06-21
   days on market $89,900 Active 12 DOM
2. 2026-06-18
   days on market $89,900 Active 10 DOM
3. 2026-06-17
   days on market $89,900 Active 9 DOM
4. 2026-06-16
   days on market $89,900 Active 8 DOM
5. 2026-06-15
   days on market $89,900 Active 7 DOM
6. 2026-06-13
   days on market $89,900 Active 5 DOM
7. 2026-06-12
   days on market $89,900 Active 4 DOM
8. 2026-06-09
   listed $89,900 Active 1 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $15,657
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$2,615
• Taxable income: $3,703
• Est. tax owed @ 24.0%: −$889
• After-tax cash flow: $4,025/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: Bon Homme School District 04-2
• NCES district ID: 4607400
• Math proficiency: 55% ▲ 9.00%
• Reading proficiency: 56% ▬ 0.00%
• Median HH income: $44,226
• Composite: 46.8/100
• National rank: #2380
• State rank: #15 of 59 in SD

Livability — Springfield

• Score: 66/100
• State rank: #119
• US rank: #11524

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springfield, SD
• Population (ZIP): 2,531

Population outlook (Bon Homme County) Hauer SSP2

• Today (2025): 6,947 people
• By 2030: 6,956 · +0.1%
• By 2040: 6,978 · +0.4%
• By 2050: 7,140 · +2.8%
• By 2075: 8,411 · +21.1%
• By 2100: 10,108 · +45.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Native American 17% Two or more races 8% Hispanic / Latino 6% Black 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Portuguese 8% Iranian 4% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 89% English-only · Spanish 4% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Bon Homme

• 2024 margin: Solid R (+51.4) · D 23.3% · R 74.7% · Other 2.0%
• 2008→2024 swing: -40.6pp toward R · 2008: -10.9pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+50.5 2016: R+47.1 2012: R+21.6 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.60%
• Current HPI: 132.8528
• 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

• 2026-06-06 Listed $89,900 MARMLS