613 N Edmunds St St · Mitchell, SD 57301

$63,300

2 bd · 1.0 ba · 1,059 sqft · SingleFamily public records · 17 Days on market

Built 1920 7,100 sqft lot $60/sqft · 57% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Alley access
• 7,100 sq ft lot
• Garage

Tags

• ALLEY ACCESS
• PARTIALLY FENCED YARD
• DEDICATED DINING SPACE

Property features AI

Finance

• Financial info: Annual taxes reported

Exterior

• Parking: Detached oversized garage (1 car) with 20 x 13 dimensions
• Home design: Single family residence; Other architectural style; Main-level entry
• Construction: Above-grade finished area noted; Below-grade unfinished area noted
• Exterior features: Composition roof; Land is owned

Interior

• Kitchen: Main-level kitchen (8 x 10)
• Bedrooms: Main-level master bedroom (9 x 14); Main-level second bedroom (15 x 12) with back entrance
• Bathrooms: One full bathroom on the main level
• Interior features: Partial basement; 7 total rooms
• Laundry & utility: Extra room on main level used for laundry and closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $62k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.4% 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; 20 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $438 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,350 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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.
4. 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.
5. 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: 1.59% ✓
• Cap rate: 12.38%
• Cash-on-cash: 21.76%
• DSCR: 1.97
• GRM: 5.2

CMA / ARV

• ARV (median comp): $151,125
• List price: $63,300
• Delta: -58.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 W 10th Ave	0.32mi	2/1.5	1,040 (-2%)	2mo	$191,000	$184	79
1012 W 3rd Ave	0.46mi	2/1.0	1,100 (+4%)	1mo	$150,000	$136	72
209 E 7th Ave	0.39mi	2/1.0	1,008 (-5%)	3mo	$234,500	$233	71
1016 W 3rd Ave	0.46mi	3/1.0 (+1)	1,101 (+4%)	1mo	$90,000	$82	66
1105 W 3rd Ave	0.51mi	3/1.0 (+1)	1,106 (+4%)	1mo	$200,000	$181	63
813 W 3rd St	0.35mi	2/1.0	966 (-9%)	8mo	$192,000	$199	62
1020 W 5th Ave	0.42mi	2/1.0	1,170 (+10%)	2mo	$75,000	$64	62
1208 W 3rd St	0.57mi	2/1.0	941 (-11%)	1mo	$85,000	$90	54
315 E 9th Ave	0.51mi	2/2.0	1,199 (+13%)	0mo	$115,000	$96	50
316 E 3rd Ave	0.54mi	3/1.0 (+1)	1,203 (+14%)	7mo	$157,000	$131	41
521 S Duff St	0.72mi	3/1.0 (+1)	1,187 (+12%)	2mo	$155,000	$131	40
504 S Edmunds St	0.67mi	3/2.0 (+1)	1,200 (+13%)	1mo	$184,500	$154	37

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: 14.4%
• Equity multiple: 1.58×
• Total profit: $10,247
• Equity at exit: $9,438

10-year hold

• IRR: 23.2%
• Equity multiple: 3.00×
• Total profit: $35,431
• Equity at exit: $5,473

Cash invested: $17,724 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,007 high
• Mortgage (P&I): −$332
• Tax from tax record: −$116 /mo · $1,394/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $321

Break-even live

Break-even rent $601

Max offer price $63,300

Occupancy floor 63%

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: $15,825
• Closing costs: $1,899
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 W 4th Ave Unit 3 Mitchell, SD	2.0	1.0	1085	$725	$0.67	44d	1	0.25mi
501 W 3rd Ave Unit 5 Mitchell, SD	3.0	1.0	750	$900	$1.20	44d	1	0.26mi
122 W 9th Ave Unit 122 1/2 Mitchell, SD	3.0	1.0	965	$1,000	$1.04	44d	1	0.29mi
401 W 11th Ave Mitchell, SD	3.0	1.0	1196	$1,400	$1.17	44d	1	0.31mi
915 W 4th Ave Unit 2 Mitchell, SD	2.0	1.0	700	$750	$1.07	44d	1	0.40mi
408 S Duff St Unit B Mitchell, SD	2.0	1.0	1200	$800	$0.67	44d	1	0.62mi
408 S Duff St Apt A Mitchell, SD	2.0	1.0	750	$775	$1.03	44d	1	0.62mi
400 E 12th Ave Unit 1 Mitchell, SD	2.0	1.0	900	$1,000	$1.11	44d	1	0.64mi
509 E 1st Ave Mitchell, SD	3.0	1.0	1425	$1,350	$0.95	44d	1	0.71mi
1701 N Main St Apt 9A Mitchell, SD	2.0	1.0	711	$895	$1.26	44d	1	0.73mi
910 N Winsor St Mitchell, SD	3.0	1.0	996	$1,300	$1.31	44d	1	0.81mi
821 E 7th Ave Unit 2 (up) Mitchell, SD	2.0	1.0	925	$750	$0.81	44d	1	0.82mi
623 E Hanson Ave Mitchell, SD	3.0	1.0	1023	$1,200	$1.17	44d	1	0.83mi
1820 N Wisconsin St Unit F7 Mitchell, SD	2.0	1.0	1000	$1,300	$1.30	44d	1	0.83mi
1820 N Wisconsin St Unit B2 Mitchell, SD	2.0	1.0	1000	$915	$0.92	44d	1	0.83mi
933 E 5th Ave Mitchell, SD	3.0	1.0	1138	$1,450	$1.27	44d	1	0.92mi
2050 Quail St Mitchell, SD	2.0	2.0	1335	$1,900	$1.42	44d	1	0.98mi
1020 E 1st Ave Mitchell, SD	2.0	1.0	864	$975	$1.13	44d	1	1.06mi
1523 W Elm St Unit 1415 Mitchell, SD	2.0	1.0	1000	$1,250	$1.25	44d	1	1.07mi
1111 S Edgerton St Mitchell, SD	1.0	1.0	669	$990	$1.48	44d	1	1.25mi

Listing history 19 events

1. 2026-06-02
   status $63,300 Pending 17 DOM
2. 2026-06-01
   days on market $63,300 Active 17 DOM
3. 2026-05-31
   days on market $63,300 Active 16 DOM
4. 2026-05-31
   days on market $63,300 Active 15 DOM
5. 2026-05-15
   listed $63,300 Active 648-char remark
6. 2024-08-29
   historical
7. 2024-07-04
   price $99,950
8. 2023-10-27
   price $99,950
9. 2023-09-03
   historical
10. 2023-08-31
    listed $110,000 Active
11. 2023-08-29
    listed $110,000
12. 2023-08-28
    listed $110,000 Active - New
13. 2016-10-31
    soldstatus $72,000
14. 2016-10-28
    soldstatus $72,000
15. 2016-08-29
    listed $74,000
16. 2011-06-10
    soldstatus $57,500
17. 2011-06-10
    soldstatus $57,500
18. 2011-05-06
    listed $68,500
19. 2009-06-30
    soldstatus $20,500

ⓘ 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: $1,394 · $116/mo
• Projected year-2 tax: $1,394 · $116/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 · 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: $12,088
• − Mortgage interest: −$3,546
• − Property taxes: −$1,394
• − Insurance: −$316
• − Repairs & maintenance: −$967
• − Management: −$967
• − Depreciation: −$1,841
• Taxable income: $3,057
• Est. tax owed @ 24.0%: −$734
• After-tax cash flow: $3,122/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

+208.8% since first listed

16 events — show timeline

• 2026-06-01 Pending — REALTOR® Association of the Sioux Empire
• 2026-05-15 Listed $63,300 REALTOR® Association of the Sioux Empire
• 2024-08-29 Listing Removed — REALTOR® Association of the Sioux Empire
• 2024-07-04 Price Changed $99,950 REALTOR® Association of the Sioux Empire
• 2023-10-27 Price Changed $99,950 MBOR
• 2023-09-03 Listing Removed — REALTOR® Association of the Sioux Empire
• 2023-08-31 Listed $110,000 MBOR
• 2023-08-29 Listed $110,000 REALTOR® Association of the Sioux Empire
• 2023-08-28 Listed $110,000 REALTOR® Association of the Sioux Empire
• 2016-10-31 Sold (Public Records) $72,000 Public Records
• 2016-10-28 Sold (MLS) $72,000 MBOR
• 2016-08-29 Listed $74,000 MBOR
• 2011-06-10 Sold (Public Records) $57,500 Public Records
• 2011-06-10 Sold (MLS) $57,500 MBOR
• 2011-05-06 Listed $68,500 MBOR
• 2009-06-30 Sold (Public Records) $20,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,394 · +3.2% YoY. Source: county tax records.