841 Michigan Ave SW · Huron, SD 57350

$135,000

2 bd · 2.0 ba · 1,902 sqft · SingleFamily · 17 Days on market

Built 1925 8,250 sqft lot Est $164k · 17% under

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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 +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 8,250 sq ft lot
• Garage
• Built 1925

Tags

• DETACHED SINGLE-CAR GARAGE
• SPACIOUS STORAGE SHED

Property features AI

Exterior

• Parking: One-car garage with garage door opener
• Home design: Residential property
• Exterior features: Paved road access; Lot dimensions approximately 50 x 165; Zoned R-2

Interior

• Bathrooms: Two three-quarter bathrooms
• Heating & cooling: Central cooling
• Interior features: Refrigerator included; Washer included; Dryer included; Has cooling
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $115k (14.5% below list).
• Recommended offer: $115k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.0% in Huron — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#48 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, amenities F.
• Huron School District 02-2 (town): math 30% / reading 44% proficiency, ranked #55 of 59 in SD (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Huron Colony Elementary - 13 (math 24% / reading 24%, 17 students, 0% FRL); Huron Middle School - 02 (math 33% / reading 51%, grade D-, #93 of 143 statewide, top 67%, 695 students, 59% FRL); Huron High School - 01 (math 32% / reading 62%, grade D-, #108 of 151 statewide, top 71%, 836 students, 46% FRL).
• Market conditions: 149 active listings in the ZIP; 30 units permitted in Beadle County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Beadle County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $135k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,424 (14.5% below list)

Questions for the listing agent

1. Built in 1925 — 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. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.77%
• DSCR: 1.12
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $163,572
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1134 7th St SW	0.15mi	3/1.0 (+1)	1,852 (-3%)	6mo	$158,500	$86	74
645 10th St SW	0.32mi	3/2.5 (+1)	1,964 (+3%)	12mo	$171,000	$87	63
658 9th St SW	0.30mi	2/2.0	2,016 (+6%)	16mo	$211,000	$105	63
465 Nebraska Ave SW	0.57mi	3/1.5 (+1)	1,904 (+0%)	5mo	$65,000	$34	62
621 3rd St SW	0.56mi	3/1.5 (+1)	1,890 (-1%)	5mo	$98,000	$52	61
747 Minnesota Ave SW	0.11mi	3/2.0 (+1)	2,158 (+14%)	20mo	$245,000	$114	51
840 Colorado Ave SW	0.44mi	3/1.5 (+1)	2,112 (+11%)	5mo	$185,000	$88	50
731 14th St SW	0.46mi	3/2.0 (+1)	2,148 (+13%)	9mo	$164,000	$76	45
634 5th St SW	0.41mi	3/1.0 (+1)	2,119 (+11%)	10mo	$142,000	$67	45
719 Wisconsin Ave SW	0.73mi	2/1.0	1,952 (+3%)	22mo	$140,000	$72	39
1241 3rd St SW	0.52mi	3/1.5 (+1)	1,640 (-14%)	18mo	$110,000	$67	31
741 Wisconsin Ave SW	0.73mi	2/1.5	1,668 (-12%)	18mo	$150,000	$90	29

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: -12.0%
• Equity multiple: 0.57×
• Total profit: $-16,360
• Equity at exit: $20,129

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-7,280
• Equity at exit: $11,672

Cash invested: $37,800 (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 57350

• Active inventory: 149
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $87

Break-even live

Break-even rent $1,044

Max offer price $135,000

Occupancy floor 87%

Sensitivity live

Price	-10% $164	-5% $126	+0% $87	+5% $49	+10% $11
Rent	-10% $-4	-5% $42	+0% $87	+5% $133	+10% $179
Rate	-1.0pp $155	-0.5pp $122	base $87	+0.5pp $52	+1.0pp $17

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $135,000 Active 17 DOM
2. 2026-06-21
   days on market $135,000 Active 16 DOM
3. 2026-06-18
   days on market $135,000 Active 14 DOM
4. 2026-06-17
   days on market $135,000 Active 13 DOM
5. 2026-06-16
   days on market $135,000 Active 12 DOM
6. 2026-06-15
   days on market $135,000 Active 11 DOM
7. 2026-06-13
   days on market $135,000 Active 9 DOM
8. 2026-06-12
   days on market $135,000 Active 8 DOM
9. 2026-06-09
   days on market $135,000 Active 5 DOM
10. 2026-06-08
    days on market $135,000 Active 4 DOM
11. 2026-06-08
    days on market $135,000 Active 3 DOM
12. 2026-06-05
    listed $135,000 Active 1 DOM

ⓘ 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: $723 · $60/mo
• Projected year-2 tax: $1,768 · $147/mo
• Expected delta: +$1,045/yr (+$87/mo · 144.5%)

ⓘ 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 3/10 Moderate 7 d/yr ≥100°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: $13,851
• − Mortgage interest: −$7,562
• − Property taxes: −$723
• − Insurance: −$675
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$3,927
• Taxable loss: −$1,253
• Est. tax savings @ 24.0%: +$301
• After-tax cash flow: $1,349/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: Huron School District 02-2
• NCES district ID: 4635480
• Math proficiency: 30% ▼ -7.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $43,613
• Composite: 31.35/100
• National rank: #5998
• State rank: #55 of 59 in SD

Livability — Huron

• Score: 72/100
• State rank: #48
• US rank: #6463

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huron, SD
• Population (ZIP): 16,148

Population outlook (Beadle County) Hauer SSP2

• Today (2025): 20,094 people
• By 2030: 21,218 · +5.6%
• By 2040: 24,042 · +19.6%
• By 2050: 27,931 · +39.0%
• By 2075: 43,296 · +115.5%
• By 2100: 65,888 · +227.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 16% Asian 11% Two or more races 7% Pacific Islander 2% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Portuguese 8% Iranian 4% Lithuanian 2%
• Foreign-born: 15% · Canada, Philippines, Vietnam
• Languages at home: 80% English-only · Spanish 9% Other Asian/Pacific 7% Vietnamese 2%

Political lean MEDSL · Beadle

• 2024 margin: Solid R (+40.1) · D 28.8% · R 68.8% · Other 2.4%
• 2008→2024 swing: -32.8pp toward R · 2008: -7.3pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+38.1 2016: R+37.6 2012: R+18.6 2008: R+7.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.91%
• Current HPI: 141.3376
• 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

+170.0% since first listed

2 events — show timeline

• 2026-06-04 Listed $135,000 HBOR
• 2015-01-13 Sold (Public Records) $50,000 Public Records

Property tax history

-3.9%/yr

Latest (2026): $723 · -46.5% YoY. Source: county tax records.