910 E 6th Ave · Mitchell, SD 57301

$98,000

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 15 Days on market

Built 1920 6,970 sqft lot Est $114k · 14% 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 +19.3/30.0
• ARV discount +13.8/15.0
• DSCR +6.1/10.0
• Schools +4.9/10.0
• 1% rule +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1 bedroom with new bathroom. Put in the updates and this could make a great rental. Selling the home in AS-IS condition.

Key facts

• 6,970 sq ft lot
• Built 1920
• Listed 14 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residential property
• Exterior features: Lot approximately 0.16 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $108 ($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 $91k (7.5% below list).
• Recommended offer: $91k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 2.5% in Mitchell — 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 77/100 on livability (#18 in SD, #2,969 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment C-, amenities D+.
• Mitchell School District 17-2 (town): math 55% / reading 62% proficiency, ranked #11 of 59 in SD (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 135 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 48 units permitted in Davison County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($66k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $678 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Davison County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $40k; list at $98k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $90,656 (7.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 0.93% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.74%
• DSCR: 1.21
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $114,048
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 E 7th Ave	0.20mi	2/2.0	840 (+6%)	6mo	$171,000	$204	71
800 E Hanson Ave	0.43mi	2/1.0	816 (+3%)	6mo	$196,000	$240	70
1024 E 7th Ave	0.16mi	2/1.0	836 (+6%)	18mo	$95,000	$114	68
921 E 6th Ave	0.04mi	2/2.0	904 (+14%)	3mo	$119,000	$132	68
216 E 10th Ave	0.56mi	1/1.5 (-1)	731 (-8%)	1mo	$87,000	$119	54
1101 E 4th Ave	0.25mi	3/1.0 (+1)	886 (+12%)	18mo	$117,525	$133	49
931 E Hanson Ave	0.45mi	2/1.0	870 (+10%)	20mo	$125,000	$144	46
613 E 1st Ave	0.43mi	2/1.0	904 (+14%)	14mo	$175,000	$194	44

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-9,012
• Equity at exit: $14,612

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $916
• Equity at exit: $8,473

Cash invested: $27,440 (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 57301

• Active inventory: 135
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $907 high
• Mortgage (P&I): −$514
• Tax from tax record: −$53 /mo · $638/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $108

Break-even live

Break-even rent $769

Max offer price $98,000

Occupancy floor 83%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
821 E 7th Ave Unit 2 (up) Mitchell, SD	2.0	1.0	925	$750	$0.81	43d	1	0.04mi
910 N Winsor St Mitchell, SD	3.0	1.0	996	$1,300	$1.31	43d	1	0.22mi
1020 E 1st Ave Mitchell, SD	2.0	1.0	864	$975	$1.13	43d	1	0.39mi
623 E Hanson Ave Mitchell, SD	3.0	1.0	1023	$1,200	$1.17	43d	1	0.49mi
400 E 12th Ave Unit 1 Mitchell, SD	2.0	1.0	900	$1,000	$1.11	43d	1	0.55mi
123 W 6th Ave Unit 305 Mitchell, SD	1.0	1.0	600	$750	$1.25	43d	1	0.64mi
223 N Main St Unit 208 Mitchell, SD	1.0	1.0	550	$850	$1.55	43d	1	0.65mi
122 W 9th Ave Mitchell, SD	1.0	1.0	550	$650	$1.18	43d	1	0.67mi
122 W 9th Ave Unit 122 1/2 Mitchell, SD	3.0	1.0	965	$1,000	$1.04	43d	1	0.67mi
200 W 4th Ave Unit 3 Mitchell, SD	2.0	1.0	1085	$725	$0.67	43d	1	0.68mi
101 S Main St Unit 201 Mitchell, SD	2.0	1.0	675	$800	$1.19	43d	1	0.71mi
101 S Main St Apt 203 Mitchell, SD	1.0	1.0	525	$700	$1.33	43d	1	0.71mi
1803 E 1st Ave Mitchell, SD	3.0	1.0	960	$1,100	$1.15	43d	1	0.80mi
501 W 3rd Ave Unit 5 Mitchell, SD	3.0	1.0	750	$900	$1.20	43d	1	0.91mi
408 S Duff St Apt A Mitchell, SD	2.0	1.0	750	$775	$1.03	43d	1	0.92mi
1701 N Main St Apt 9A Mitchell, SD	2.0	1.0	711	$895	$1.26	43d	1	1.01mi
828 W 2nd Ave Mitchell, SD	2.0	2.0	648	$850	$1.31	43d	1	1.18mi
915 W 4th Ave Unit 2 Mitchell, SD	2.0	1.0	700	$750	$1.07	43d	1	1.21mi
1820 N Wisconsin St Unit B2 Mitchell, SD	2.0	1.0	1000	$915	$0.92	43d	1	1.24mi
1820 N Wisconsin St Unit F7 Mitchell, SD	2.0	1.0	1000	$1,300	$1.30	43d	1	1.24mi

Listing history 11 events

1. 2026-06-19
   days on market $98,000 Active 15 DOM
2. 2026-06-18
   days on market $98,000 Active 14 DOM
3. 2026-06-17
   days on market $98,000 Active 13 DOM
4. 2026-06-16
   days on market $98,000 Active 12 DOM
5. 2026-06-15
   days on market $98,000 Active 11 DOM
6. 2026-06-14
   days on market $98,000 Active 9 DOM
7. 2026-06-12
   days on market $98,000 Active 8 DOM
8. 2026-06-09
   days on market $98,000 Active 5 DOM
9. 2026-06-08
   days on market $98,000 Active 4 DOM
10. 2026-06-07
    days on market $98,000 Active 3 DOM
11. 2026-06-05
    listed $98,000 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: $638 · $53/mo
• Projected year-2 tax: $1,284 · $107/mo
• Expected delta: +$646/yr (+$54/mo · 101.3%)

ⓘ 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 ≥101°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: $10,879
• − Mortgage interest: −$5,490
• − Property taxes: −$638
• − Insurance: −$490
• − Repairs & maintenance: −$870
• − Management: −$870
• − Depreciation: −$2,851
• Taxable loss: −$330
• Est. tax savings @ 24.0%: +$79
• After-tax cash flow: $1,379/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: Mitchell School District 17-2
• NCES district ID: 4648390
• Math proficiency: 55% ▬ 0.00%
• Reading proficiency: 62% ▲ 5.00%
• Median HH income: $45,912
• Composite: 49.42/100
• National rank: #2008
• State rank: #11 of 59 in SD

Livability — Mitchell

• Score: 77/100
• State rank: #18
• US rank: #2969

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mitchell, SD
• County: Davison County · 19,104 people
• City population: 19,104
• Metro: Mitchell, SD
• Population (ZIP): 19,104
• Household income: $65,620
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 537.0

Population outlook (Davison County) Hauer SSP2

• Today (2025): 20,529 people
• By 2030: 20,856 · +1.6%
• By 2040: 21,415 · +4.3%
• By 2050: 21,925 · +6.8%
• By 2075: 24,245 · +18.1%
• By 2100: 29,222 · +42.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Native American 4% Two or more races 3%
• Common ancestry: Portuguese 10% Iranian 7% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Davison

• 2024 margin: Solid R (+37.8) · D 29.9% · R 67.7% · Other 2.5%
• 2008→2024 swing: -23.8pp toward R · 2008: -13.9pp · 2024: -37.8pp
• All cycles: 2024: R+37.8 2020: R+35.1 2016: R+35.2 2012: R+21.5 2008: R+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -136.01%
• Current HPI: 179.7909
• Rent YoY: —
• Metro: Mitchell, SD
• 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

+600.0% since first listed

5 events — show timeline

• 2026-06-04 Listed $98,000 MBOR
• 2023-05-17 Sold (MLS) $40,000 MBOR
• 2023-05-09 Pending — MBOR
• 2023-04-24 Listed $59,500 MBOR
• 2001-06-07 Sold (Public Records) $14,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $638 · +30.4% YoY. Source: county tax records.