1113 Wisconsin Ave SW · Huron, SD 57350

$100,000

2 bd · 1.5 ba · 1,531 sqft · SingleFamily · 82 Days on market

Built 1925 0.37 ac lot Est $159k · 37% under

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Why this score? — see what drove the B- 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.7/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.37 acre lot
• 2 garage spots
• Built 1925

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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-, schools D-.
• 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.
• Market conditions: 149 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $691 of loan paydown is wiped out by about $3k 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 82 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. 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?
6. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.73%
• DSCR: 1.48
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $159,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1186 Dakota Ave S	0.14mi	2/1.0	1,519 (-1%)	6mo	$38,000	$25	85
1009 Colorado Ave SW	0.33mi	3/2.0 (+1)	1,560 (+2%)	8mo	$170,000	$109	68
668 Illinois Ave SW	0.37mi	3/2.0 (+1)	1,558 (+2%)	19mo	$169,000	$108	57
741 Wisconsin Ave SW	0.30mi	2/1.5	1,668 (+9%)	18mo	$150,000	$90	56
589 11th St SE	0.56mi	2/1.0	1,419 (-7%)	6mo	$148,000	$104	55
761 14th St SW	0.65mi	3/1.0 (+1)	1,512 (-1%)	8mo	$162,500	$107	54
1751 Ohio Ave SW	0.54mi	2/2.0	1,576 (+3%)	20mo	$190,000	$121	52
775 Frank Ave SE	0.63mi	3/1.5 (+1)	1,597 (+4%)	19mo	$60,000	$38	43
1210 Utah Ave SE	0.46mi	3/1.0 (+1)	1,312 (-14%)	6mo	$115,000	$88	43
1204 Frank Ave SE	0.61mi	3/1.0 (+1)	1,667 (+9%)	13mo	$179,400	$108	39
929 Frank Ave SE	0.59mi	2/1.0	1,748 (+14%)	17mo	$50,000	$29	33
839 Frank Ave SE	0.61mi	2/1.0	1,320 (-14%)	18mo	$45,000	$34	32

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-255
• Equity at exit: $14,910

10-year hold

• IRR: 9.4%
• Equity multiple: 1.73×
• Total profit: $20,341
• Equity at exit: $8,646

Cash invested: $28,000 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$111 /mo · $1,332/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $250

Break-even live

Break-even rent $857

Max offer price $100,000

Occupancy floor 74%

Sensitivity live

Price	-10% $307	-5% $279	+0% $250	+5% $222	+10% $194
Rent	-10% $158	-5% $204	+0% $250	+5% $297	+10% $343
Rate	-1.0pp $301	-0.5pp $276	base $250	+0.5pp $224	+1.0pp $198

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2134 Frank Ave SE Huron, SD	3.0	2.0	1200	$1,294	$1.08	44d	1	1.07mi
329 7th St NW Apt 2 Huron, SD	3.0	1.0	1080	$995	$0.92	44d	1	1.43mi

Listing history 10 events

1. 2026-02-02
   status Pending
2. 2025-11-12
   listed $100,000 Active
3. 2025-08-13
   status Active
4. 2025-06-30
   status Pending
5. 2025-05-06
   listed $120,000 Active
6. 2024-10-18
   listed $120,000 Active
7. 2022-05-20
   soldstatus $125,000
8. 2021-09-20
   soldstatus $57,500
9. 2021-09-10
   soldstatus
10. 2021-05-21
    listed $70,000

ⓘ 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: $1,332 · $111/mo
• Projected year-2 tax: $1,332 · $111/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $14,087
• − Mortgage interest: −$5,602
• − Property taxes: −$1,332
• − Insurance: −$500
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$2,909
• Taxable income: $1,490
• Est. tax owed @ 24.0%: −$358
• After-tax cash flow: $2,646/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

+42.9% since first listed

10 events — show timeline

• 2026-02-02 Pending — HBOR
• 2025-11-12 Listed $100,000 HBOR
• 2025-08-13 Relisted — HBOR
• 2025-06-30 Pending — HBOR
• 2025-05-06 Listed $120,000 HBOR
• 2024-10-18 Listed $120,000 HBOR
• 2022-05-20 Sold (Public Records) $125,000 Public Records
• 2021-09-20 Sold (Public Records) $57,500 Public Records
• 2021-09-10 Sold (MLS) — HBOR
• 2021-05-21 Listed $70,000 HBOR

Property tax history

-1.5%/yr

Latest (2026): $1,332 · +1.9% YoY. Source: county tax records.