304 N Bartlett St St · Canton, SD 57013

$92,700

4 bd · 1.0 ba · 1,367 sqft · SingleFamily · 4 Days on market

Built 1889 8,910 sqft lot

---

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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Corner lot
• 8,910 sq ft lot
• 2 garage spots

Tags

• ATTACHED DOUBLE GARAGE
• CORNER LOT

Property features AI

Exterior

• Parking: Gravel parking; Attached 2-car garage (24 x 24)
• Utilities: Public water; Public sewer
• Home design: Single family residence; 1.5-story home; Above-grade finished living area of 1,367; Below-grade unfinished area of 804
• Construction: Vinyl siding; Block foundation; Composition roof; Built with standard construction materials
• Exterior features: Corner lot; Land is owned

Interior

• Bedrooms: Bedrooms located primarily on the same level
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning; One water heater
• Interior features: Three or more bedrooms on the same level; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).

Location & tenants

• Location reads 71/100 on livability (#54 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• Canton School District 41-1 (town): math 54% / reading 59% proficiency, ranked #12 of 59 in SD (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Lawrence Elementary - 02 (math 67% / reading 62%, grade B, #39 of 253 statewide, top 19%, 388 students, 17% FRL); Canton Middle School - 04 (math 49% / reading 53%, grade C, #54 of 143 statewide, top 37%, 203 students, 20% FRL); Canton High School - 01 (math 34% / reading 74%, grade C-, #53 of 151 statewide, top 41%, 283 students, 10% FRL) — zoned schools at 16% FRL track the district average.
• Market conditions: 20 active listings in the ZIP; 232 units permitted in Lincoln County in 2024 (14 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $641 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• 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 $26k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: property tax is 2.5% of price; built in 1889 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,700

Questions for the listing agent

1. Built in 1889 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.37% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.07%
• DSCR: 1.58
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $226,922
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 W 5th St	0.30mi	4/1.5	1,378 (+1%)	18mo	$175,000	$127	68
811 N Cedar St	0.33mi	3/2.5 (-1)	1,397 (+2%)	11mo	$239,900	$172	61
222 W 2nd St	0.08mi	4/2.0	1,224 (-10%)	21mo	$225,000	$184	57
802 W 3rd St	0.33mi	3/2.0 (-1)	1,440 (+5%)	12mo	$319,900	$222	57
320 N Bridge St	0.41mi	3/2.0 (-1)	1,420 (+4%)	10mo	$300,000	$211	57
121 S Pleasant St	0.23mi	3/1.0 (-1)	1,198 (-12%)	14mo	$174,900	$146	52
422 E 4th St St	0.39mi	3/1.0 (-1)	1,177 (-14%)	4mo	$75,000	$64	51
117 S Bartlett St	0.19mi	3/2.0 (-1)	1,517 (+11%)	19mo	$214,000	$141	48
209 N Bridge St St	0.44mi	4/2.0	1,550 (+13%)	8mo	$290,500	$187	47
418 S Main St	0.39mi	4/2.0	1,533 (+12%)	15mo	$255,000	$166	45
426 S Broadway St	0.44mi	3/1.0 (-1)	1,568 (+15%)	21mo	$90,000	$57	33
803 E 4th St	0.62mi	3/2.0 (-1)	1,544 (+13%)	21mo	$245,000	$159	23

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: 3.0%
• Equity multiple: 1.12×
• Total profit: $3,048
• Equity at exit: $13,822

10-year hold

• IRR: 12.6%
• Equity multiple: 2.01×
• Total profit: $26,106
• Equity at exit: $8,015

Cash invested: $25,956 (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 57013

• Active inventory: 20
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$486
• Tax from tax record: −$194 /mo · $2,322/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $283

Break-even live

Break-even rent $909

Max offer price $92,700

Occupancy floor 73%

Sensitivity live

Price	-10% $335	-5% $309	+0% $283	+5% $256	+10% $230
Rent	-10% $183	-5% $233	+0% $283	+5% $333	+10% $383
Rate	-1.0pp $329	-0.5pp $306	base $283	+0.5pp $259	+1.0pp $234

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: $23,175
• Closing costs: $2,781
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-22
   days on market $92,700 Active 4 DOM
2. 2026-06-18
   listed $92,700 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: $2,322 · $194/mo
• Projected year-2 tax: $2,322 · $194/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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°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: $15,204
• − Mortgage interest: −$5,193
• − Property taxes: −$2,322
• − Insurance: −$464
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$2,697
• Taxable income: $2,096
• Est. tax owed @ 24.0%: −$503
• After-tax cash flow: $2,889/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: Canton School District 41-1
• NCES district ID: 4610560
• Math proficiency: 54% ▼ -3.00%
• Reading proficiency: 59% ▼ -4.00%
• Median HH income: $59,538
• Composite: 49.07/100
• National rank: #2055
• State rank: #12 of 59 in SD

Livability — Canton

• Score: 71/100
• State rank: #54
• US rank: #6778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canton, SD
• Population (ZIP): 4,378

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Native American 1%
• Common ancestry: Portuguese 18% Iranian 9% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 3%

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: ▼ -152.14%
• Current HPI: 148.3829
• 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

+11.7% since first listed

3 events — show timeline

• 2026-06-17 Listed $92,700 REALTOR® Association of the Sioux Empire
• 2026-01-09 Listing Removed — REALTOR® Association of the Sioux Empire
• 2025-12-30 Listed $83,000 REALTOR® Association of the Sioux Empire

Property tax history

+8.1%/yr

Latest (2025): $2,322 · +2.3% YoY. Source: county tax records.