220 W 7th Ave · Mitchell, SD 57301

$83,000

1 bd · 1.0 ba · 668 sqft · SingleFamily public records · 74 Days on market

Built 1910 4,356 sqft lot $124/sqft · 45% below area Est $151k · 45% 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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• Schools +4.9/10.0
• 1% rule +4.1/10.0
• 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

Cozy 1 Bedroom, 1 Full Bath smaller Ranch style home, on a corner lot. Metal Siding, spacious Living rm, Kitchen & dining rm combined, Oak Cabinets, 100 AMP Breaker Panel & outside access to the small basement in covered/side Ext entrance. Oversized det-single car garage w/ a concrete flr. Central Air. There are no laundry hook-ups. Close to downtown Mitchell Main st & N Sanborn St. Selling As-is

Key facts

• 4,356 sq ft lot
• Built 1910
• Listed 74 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $69 ($832/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 $75k (9.4% below list).
• Recommended offer: $75k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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; 17 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 14% 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 $574 of loan paydown is wiped out by about $2k 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 74 days — a 6% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $83k implies a 453% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,171 (9.4% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.58%
• DSCR: 1.16
• GRM: 9.2

CMA / ARV

• ARV (median comp): $150,601
• List price: $83,000
• Delta: -44.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 W 9th Ave	0.21mi	1/1.0	687 (+3%)	2mo	$165,000	$240	84
813 N Sanborn Blvd	0.16mi	1/1.0	616 (-8%)	7mo	$62,000	$101	74
216 E 10th Ave	0.34mi	1/1.5	731 (+9%)	1mo	$87,000	$119	66
1122 N Lawler St	0.40mi	2/1.0 (+1)	600 (-10%)	12mo	$65,000	$108	49
1019 W 7th St	0.57mi	2/2.0 (+1)	768 (+15%)	4mo	$139,999	$182	36

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: -10.7%
• Equity multiple: 0.61×
• Total profit: $-9,052
• Equity at exit: $12,376

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-2,273
• Equity at exit: $7,176

Cash invested: $23,240 (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: 9.2×

Monthly cashflow live

• Estimated rent: $752 high
• Mortgage (P&I): −$435
• Tax from tax record: −$55 /mo · $656/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $69

Break-even live

Break-even rent $664

Max offer price $83,000

Occupancy floor 86%

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 W 6th Ave Unit 305 Mitchell, SD	1.0	1.0	600	$750	$1.25	43d	1	0.13mi
122 W 9th Ave Mitchell, SD	1.0	1.0	550	$650	$1.18	43d	1	0.15mi
223 N Main St Unit 208 Mitchell, SD	1.0	1.0	550	$850	$1.55	43d	1	0.34mi
312 N Lawler St Unit 8 Mitchell, SD	1.0	1.0	480	$870	$1.81	43d	1	0.35mi
312 N Lawler St Unit 1 Mitchell, SD	—	1.0	500	$720	$1.44	43d	1	0.35mi
135 E 2nd Ave Unit 3 Mitchell, SD	1.0	1.0	350	$500	$1.43	43d	1	0.43mi
135 E 2nd Ave Unit 5 Mitchell, SD	1.0	1.0	500	$600	$1.20	43d	1	0.43mi
101 S Main St Unit 201 Mitchell, SD	2.0	1.0	675	$800	$1.19	43d	1	0.48mi
101 S Main St Apt 203 Mitchell, SD	1.0	1.0	525	$700	$1.33	43d	1	0.48mi
915 W 4th Ave Unit 2 Mitchell, SD	2.0	1.0	700	$750	$1.07	43d	1	0.56mi
828 W 2nd Ave Mitchell, SD	2.0	2.0	648	$850	$1.31	43d	1	0.58mi
1701 N Main St Apt 9A Mitchell, SD	2.0	1.0	711	$895	$1.26	43d	1	0.64mi
408 S Duff St Apt A Mitchell, SD	2.0	1.0	750	$775	$1.03	43d	1	0.67mi
608 S Wisconsin St Mitchell, SD	1.0	1.0	500	$700	$1.40	44d	1	0.85mi
1327 W 23rd Ave Mitchell, SD	1.0	1.0	619	$995	$1.61	43d	1	1.33mi
1525 W Havens Ave Mitchell, SD	1.0	1.0	493	$1,051	$2.13	43d	15	1.37mi
1111 S Edgerton St Mitchell, SD	1.0	1.0	669	$990	$1.48	43d	1	1.39mi

Listing history 12 events

1. 2026-06-09
   status $83,000 Pending 74 DOM
2. 2026-06-08
   days on market $83,000 Active 74 DOM
3. 2026-06-07
   days on market $83,000 Active 73 DOM
4. 2026-06-05
   days on market $83,000 Active 71 DOM
5. 2026-06-04
   days on market $83,000 Active 69 DOM
6. 2026-06-02
   days on market $83,000 Active 68 DOM
7. 2026-06-01
   days on market $83,000 Active 67 DOM
8. 2026-05-31
   days on market $83,000 Active 66 DOM
9. 2026-05-31
   days on market $83,000 Active 65 DOM
10. 2026-04-29
    price $83,000 419-char remark

    Show marketing remark (419 chars)

    Cozy 1 Bedroom, 1 Full Bath smaller Ranch style home, on a corner lot. Metal Siding, spacious Living rm, Kitchen & dining rm combined, Oak Cabinets, 100 AMP Breaker Panel & outside access to the small basement in covered/side Ext entrance. Oversized det-single car garage w/ a concrete flr. Central Air. There are no laundry hook-ups. Close to downtown Mitchell Main st & N Sanborn St. Selling As-is

11. 2026-03-26
    listed $93,000 Active 419-char remark

    Show marketing remark (419 chars)

    Cozy 1 Bedroom, 1 Full Bath smaller Ranch style home, on a corner lot. Metal Siding, spacious Living rm, Kitchen & dining rm combined, Oak Cabinets, 100 AMP Breaker Panel & outside access to the small basement in covered/side Ext entrance. Oversized det-single car garage w/ a concrete flr. Central Air. There are no laundry hook-ups. Close to downtown Mitchell Main st & N Sanborn St. Selling As-is

12. 2013-11-01
    soldstatus $15,000

ⓘ 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: $656 · $55/mo
• Projected year-2 tax: $1,087 · $91/mo
• Expected delta: +$431/yr (+$36/mo · 65.7%)

ⓘ 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 5/10 Major
• 🌡 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: $9,021
• − Mortgage interest: −$4,649
• − Property taxes: −$656
• − Insurance: −$415
• − Repairs & maintenance: −$722
• − Management: −$722
• − Depreciation: −$2,415
• Taxable loss: −$558
• Est. tax savings @ 24.0%: +$134
• After-tax cash flow: $966/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

+453.3% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $83,000 MBOR
• 2026-03-26 Listed $93,000 MBOR
• 2013-11-01 Sold (Public Records) $15,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $656 · +4.8% YoY. Source: county tax records.