400 6th St St · Hudson, SD 57034

$130,000

2 bd · 1.5 ba · 3,330 sqft · Other · 50 Days on market

Built 1900 8,119 sqft lot $39/sqft · 57% below area

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Why this score? — see what drove the D+ 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 +14.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.6/10.0
• 1% rule +3.4/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Zoned residential
• Brand-new roof
• 18-foot ceilings

Tags

• PROFESSIONALLY DEMOED
• BRAND-NEW ROOF
• ZONED RESIDENTIAL
• CORNER LOT
• 18-FOOT CEILINGS
• ORIGINAL STAINED-GLASS WINDOWS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Other architectural style; Main-level primary bedroom
• Construction: Built with vinyl and wood siding; Block foundation; Composition roof
• Exterior features: Corner lot; Shed(s)

Interior

• Kitchen: Kitchen on main level (21 x 23); Dishwasher; Electric range; Refrigerator
• Bedrooms: Primary bedroom on main level (12 x 14) — UF Primary; Second bedroom on main level (10 x 13) — bedroom off the kitchen area
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: One three-quarter bathroom; One half bathroom
• Heating & cooling: Natural gas heating; Electric water heater
• Interior features: Main floor laundry; Unfinished areas included
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $38 ($451/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 $109k (16.2% below list).
• Recommended offer: $109k (16.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#188 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D, amenities F, commute F.
• Alcester-Hudson School District 61-1 (rural): math 30% / reading 40% proficiency, ranked #122 of 148 in SD (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Alcester-Hudson Elementary - 04 (math 42% / reading 47%, grade F, #144 of 253 statewide, top 63%, 195 students, 25% FRL); Alcester-Hudson Jr. High - 03 (math 24% / reading 54%, grade F, #102 of 143 statewide, top 76%, 53 students, 34% FRL); Alcester-Hudson High School - 01 (math 10% / reading 90%, grade D+, #67 of 151 statewide, top 45%, 104 students, 24% FRL).
• Market conditions: 5 active listings in the ZIP; 232 units permitted in Lincoln County in 2024 (14 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($899 loan paydown + $4k appreciation (3.0% local appreciation)).
• Lincoln County population projected at +66% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

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

Recommended offer $108,941 (16.2% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 9.9

CMA / ARV

• ARV (median comp): $303,256
• List price: $130,000
• Delta: -57.13%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.6%
• Equity multiple: 1.50×
• Total profit: $18,023
• Equity at exit: $58,454

10-year hold

• IRR: 11.2%
• Equity multiple: 2.67×
• Total profit: $60,787
• Equity at exit: $90,084

Cash invested: $36,400 (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 57034

• Active inventory: 5
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$87 /mo · $1,046/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $38

Break-even live

Break-even rent $1,042

Max offer price $130,000

Occupancy floor 92%

Sensitivity live

Price	-10% $111	-5% $74	+0% $38	+5% $1	+10% $-36
Rent	-10% $-48	-5% $-5	+0% $38	+5% $81	+10% $124
Rate	-1.0pp $103	-0.5pp $71	base $38	+0.5pp $4	+1.0pp $-30

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $130,000 Active 50 DOM
2. 2026-06-18
   days on market $130,000 Active 48 DOM
3. 2026-06-17
   days on market $130,000 Active 47 DOM
4. 2026-06-16
   days on market $130,000 Active 46 DOM
5. 2026-06-15
   days on market $130,000 Active 45 DOM
6. 2026-06-13
   days on market $130,000 Active 43 DOM
7. 2026-06-12
   days on market $130,000 Active 42 DOM
8. 2026-06-09
   days on market $130,000 Active 39 DOM
9. 2026-06-08
   days on market $130,000 Active 38 DOM
10. 2026-06-08
    days on market $130,000 Active 37 DOM
11. 2026-06-05
    days on market $130,000 Active 35 DOM
12. 2026-06-04
    days on market $130,000 Active 33 DOM
13. 2026-06-02
    days on market $130,000 Active 32 DOM
14. 2026-06-01
    days on market $130,000 Active 31 DOM
15. 2026-05-31
    days on market $130,000 Active 30 DOM
16. 2026-05-01
    listed $130,000 Active 1166-char remark
17. 2026-05-01
    historical
18. 2025-12-10
    price $130,000
19. 2025-10-30
    listed $150,000 Active
20. 2024-06-01
    historical
21. 2024-03-13
    listed $75,000 Active - New
22. 2024-03-12
    historical
23. 2023-12-07
    listed $95,000 Active - New
24. 2023-12-07
    historical
25. 2023-08-25
    price $105,000
26. 2023-07-12
    listed $120,000 Active - New

ⓘ 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: $1,046 · $87/mo
• Projected year-2 tax: $1,703 · $142/mo
• Expected delta: +$657/yr (+$55/mo · 62.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 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: $13,073
• − Mortgage interest: −$7,282
• − Property taxes: −$1,046
• − Insurance: −$650
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$3,782
• Taxable loss: −$1,779
• Est. tax savings @ 24.0%: +$427
• After-tax cash flow: $878/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: Alcester-Hudson School District 61-1
• NCES district ID: 4600028
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $49,842
• Composite: 32.95/100
• National rank: #10688
• State rank: #122 of 148 in SD

Livability — Hudson

• Score: 63/100
• State rank: #188
• US rank: #14973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hudson, SD
• Population (ZIP): 720

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 70,138 people
• By 2030: 78,929 · +12.5%
• By 2040: 97,132 · +38.5%
• By 2050: 116,136 · +65.6%
• By 2075: 166,314 · +137.1%
• By 2100: 219,430 · +212.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Portuguese 17% Iranian 15% Scotch-Irish 3%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lincoln

• 2024 margin: Strong R (+26.5) · D 35.7% · R 62.2% · Other 2.2%
• 2008→2024 swing: -11.3pp toward R · 2008: -15.2pp · 2024: -26.5pp
• All cycles: 2024: R+26.5 2020: R+23.6 2016: R+29.4 2012: R+25.6 2008: R+15.2

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

+8.3% since first listed

11 events — show timeline

• 2026-05-01 Listed $130,000 REALTOR® Association of the Sioux Empire
• 2026-05-01 Listing Removed — REALTOR® Association of the Sioux Empire
• 2025-12-10 Price Changed $130,000 REALTOR® Association of the Sioux Empire
• 2025-10-30 Listed $150,000 REALTOR® Association of the Sioux Empire
• 2024-06-01 Listing Removed — REALTOR® Association of the Sioux Empire
• 2024-03-13 Listed $75,000 REALTOR® Association of the Sioux Empire
• 2024-03-12 Listing Removed — REALTOR® Association of the Sioux Empire
• 2023-12-07 Listing Removed — REALTOR® Association of the Sioux Empire
• 2023-12-07 Listed $95,000 REALTOR® Association of the Sioux Empire
• 2023-08-25 Price Changed $105,000 REALTOR® Association of the Sioux Empire
• 2023-07-12 Listed $120,000 REALTOR® Association of the Sioux Empire

Property tax history

+14.2%/yr

Latest (2025): $1,046 · -4.6% YoY. Source: county tax records.