489 Commercial Ave · Wolsey, SD 57384

$113,000

3 bd · 1.0 ba · 2,191 sqft · SingleFamily · 7 Days on market

Built 1908

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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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Appreciation +5.0/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Private balcony
• Major updates
• Fully furnished

Tags

• PRIVATE BALCONY
• DETACHED DOUBLE GARAGE
• ADDITIONAL STORAGE SHED
• MAJOR UPDATES
• FULLY FURNISHED

Property features AI

Exterior

• Parking: Attached or detached 2-car garage with garage door opener
• Home design: Residential property
• Exterior features: Paved road access; Lot dimensions roughly 50 x 140, 35 x 140 and 50 x 100; Zoned R-1

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Freezer
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Central cooling
• Interior features: Dishwasher; Dryer; Freezer; Microwave; Refrigerator; Washer; Has cooling
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $113k).

Location & tenants

• Location reads 61/100 on livability (#234 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B; Watch: employment C-, health & safety C-, schools D.
• Wolsey Wessington School District 02-6 (rural): math 30% / reading 35% proficiency, ranked #128 of 148 in SD (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 30 units permitted in Beadle County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($781 loan paydown + $3k appreciation (3.0% local appreciation)).
• Beadle County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,000

Questions for the listing agent

1. Built in 1908 — 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. 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?
4. 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?
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: 1.09% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.31%
• DSCR: 1.50
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.1%
• Equity multiple: 2.03×
• Total profit: $32,556
• Equity at exit: $50,810

10-year hold

• IRR: 19.4%
• Equity multiple: 3.82×
• Total profit: $89,232
• Equity at exit: $78,304

Cash invested: $31,640 (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 57384

• Active inventory: 5
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,229 medium
• Mortgage (P&I): −$593
• Tax from tax record: −$33 /mo · $401/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $298

Break-even live

Break-even rent $852

Max offer price $113,000

Occupancy floor 71%

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: $28,250
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $113,000 Active 7 DOM
2. 2026-06-17
   days on market $113,000 Active 6 DOM
3. 2026-06-16
   days on market $113,000 Active 5 DOM
4. 2026-06-15
   days on market $113,000 Active 4 DOM
5. 2026-06-13
   days on market $113,000 Active 2 DOM
6. 2026-06-12
   listed $113,000 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: $401 · $33/mo
• Projected year-2 tax: $1,480 · $123/mo
• Expected delta: +$1,080/yr (+$90/mo · 269.4%)

ⓘ 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 3/10 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: $14,753
• − Mortgage interest: −$6,330
• − Property taxes: −$401
• − Insurance: −$565
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − Depreciation: −$3,287
• Taxable income: $1,810
• Est. tax owed @ 24.0%: −$434
• After-tax cash flow: $3,144/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: Wolsey Wessington School District 02-6
• NCES district ID: 4680100
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 35% ▼ -12.00%
• Median HH income: $47,119
• Composite: 30.72/100
• National rank: #11418
• State rank: #128 of 148 in SD

Livability — Wolsey

• Score: 61/100
• State rank: #234
• US rank: #18047

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wolsey, SD
• City population: 1,062
• Population (ZIP): 1,062

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: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 12% Two or more races 2% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Iranian 4% Portuguese 3% Lithuanian 2%
• Foreign-born: 2%
• Languages at home: 90% English-only · Spanish 7% German/W. Germanic 3%

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: —
• 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

1 event — show timeline

• 2026-06-11 Listed $113,000 HBOR

Property tax history

-6.2%/yr

Latest (2026): $401 · -7.2% YoY. Source: county tax records.