211 Ash St · Newell, SD 57760

$99,000

3 bd · 1.5 ba · 2,496 sqft · SingleFamily · 359 Days on market

Built 1975 1.67 ac lot $40/sqft · 58% below area ↓ 13% since listing

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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 +25.7/30.0
• DSCR +8.6/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Listed by Joanna Kapsch with Real Broker, LLC 605-580-0072. This property offers the perfect opportunity for investors or buyers looking to create their own home, sitting on 1.67 acres with beautiful views. The existing house is ready for a full transformation. Whether you're envisioning a complete renovation or building equity through updates, this fixer-upper is full of possibilities and sits on a spacious lot! Enjoy the peace of country living with room to grow all while being just a short drive from town. The basement offers additional space with non-conforming rooms. Bring your vision!

Key facts

• Complete renovation
• Spacious lot
• 1.67 acres

Tags

• 1.67 ACRES
• BEAUTIFUL VIEWS
• COMPLETE RENOVATION
• SPACIOUS LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#220 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Newell School District 09-2 (rural): math 10% / reading 25% proficiency, ranked #141 of 148 in SD (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 18 active listings in the ZIP; 59 units permitted in Butte County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($684 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, 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 359 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 359 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F 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?
8. 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.
9. 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.
10. 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: 1.32% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.33%
• DSCR: 1.46
• GRM: 6.3

CMA / ARV

• ARV (median comp): $233,002
• List price: $99,000
• Delta: -57.51%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 7th St	0.59mi	4/2.0 (+1)	2,464 (-1%)	4mo	$268,000	$109	59
411 7th St	0.55mi	4/2.0 (+1)	2,632 (+5%)	22mo	$275,000	$104	40

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: 17.2%
• Equity multiple: 1.98×
• Total profit: $27,214
• Equity at exit: $44,515

10-year hold

• IRR: 18.7%
• Equity multiple: 3.73×
• Total profit: $75,707
• Equity at exit: $68,602

Cash invested: $27,720 (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 57760

• Active inventory: 18
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$232 /mo · $2,778/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $239

Break-even live

Break-even rent $1,002

Max offer price $99,000

Occupancy floor 77%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $99,000 Active 359 DOM
2. 2026-06-17
   days on market $99,000 Active 358 DOM
3. 2026-06-16
   days on market $99,000 Active 357 DOM
4. 2026-06-15
   days on market $99,000 Active 356 DOM
5. 2026-06-13
   days on market $99,000 Active 354 DOM
6. 2026-06-12
   days on market $99,000 Active 353 DOM
7. 2026-06-09
   pricedays on market $99,000 Active 350 DOM
8. 2026-06-08
   days on market $129,900 Active 349 DOM
9. 2026-06-07
   days on market $129,900 Active 348 DOM
10. 2026-06-05
    days on market $129,900 Active 346 DOM
11. 2026-06-04
    days on market $129,900 Active 344 DOM
12. 2026-06-02
    days on market $129,900 Active 343 DOM
13. 2026-06-01
    days on market $129,900 Active 342 DOM
14. 2026-05-31
    days on market $129,900 Active 341 DOM
15. 2026-05-31
    days on market $129,900 Active 340 DOM
16. 2025-07-28
    price $129,900 597-char remark

    Show marketing remark (597 chars)

    Listed by Joanna Kapsch with Real Broker, LLC 605-580-0072. This property offers the perfect opportunity for investors or buyers looking to create their own home, sitting on 1.67 acres with beautiful views. The existing house is ready for a full transformation. Whether you're envisioning a complete renovation or building equity through updates, this fixer-upper is full of possibilities and sits on a spacious lot! Enjoy the peace of country living with room to grow all while being just a short drive from town. The basement offers additional space with non-conforming rooms. Bring your vision!

17. 2025-06-24
    listed $149,999 Active 597-char remark

    Show marketing remark (597 chars)

    Listed by Joanna Kapsch with Real Broker, LLC 605-580-0072. This property offers the perfect opportunity for investors or buyers looking to create their own home, sitting on 1.67 acres with beautiful views. The existing house is ready for a full transformation. Whether you're envisioning a complete renovation or building equity through updates, this fixer-upper is full of possibilities and sits on a spacious lot! Enjoy the peace of country living with room to grow all while being just a short drive from town. The basement offers additional space with non-conforming rooms. Bring your vision!

ⓘ 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: $2,778 · $232/mo
• Projected year-2 tax: $2,778 · $232/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,655
• − Mortgage interest: −$5,546
• − Property taxes: −$2,778
• − Insurance: −$495
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$2,880
• Taxable income: $1,451
• Est. tax owed @ 24.0%: −$348
• After-tax cash flow: $2,516/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: Newell School District 09-2
• NCES district ID: 4650850
• Math proficiency: 10% ▼ -10.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $41,001
• Composite: 18.3/100
• National rank: #14060
• State rank: #141 of 148 in SD

Livability — Newell

• Score: 62/100
• State rank: #220
• US rank: #17019

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newell, SD
• Population (ZIP): 1,084

Population outlook (Butte County) Hauer SSP2

• Today (2025): 10,598 people
• By 2030: 10,711 · +1.1%
• By 2040: 10,818 · +2.1%
• By 2050: 10,874 · +2.6%
• By 2075: 12,151 · +14.7%
• By 2100: 15,016 · +41.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Native American 7%
• Common ancestry: Italian 10% Slovak 5% Serbian 4%
• Foreign-born: 1%

Political lean MEDSL · Butte

• 2024 margin: Solid R (+60.6) · D 18.5% · R 79.2% · Other 2.3%
• 2008→2024 swing: -25.0pp toward R · 2008: -35.6pp · 2024: -60.6pp
• All cycles: 2024: R+60.6 2020: R+58.1 2016: R+61.2 2012: R+49.2 2008: R+35.6

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

-13.4% since first listed

2 events — show timeline

• 2025-07-28 Price Changed $129,900 MRAOR
• 2025-06-24 Listed $149,999 MRAOR

Property tax history

+46.9%/yr

Latest (2025): $2,778 · +2848.5% YoY. Source: county tax records.