401 N Birch St · Avon, SD 57315

$89,900

4 bd · 1.0 ba · 1,291 sqft · SingleFamily · 236 Days on market

Built 1900 0.30 ac lot $70/sqft · 26% above area Est $71k · 26% over ↓ 22% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Appreciation +5.0/10.0
• Schools +4.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Affordably priced 4 bed, 1 bath, 1 1/2 story home in the heart of small town Avon, SD. This adorable little home has an open concept style with the living room, eat in kitchen, laundry, full bath and two bedrooms on the main floor. The upper level hosts two additional bedrooms and an open area which works great as a family room or den. This wonderful family home sits on a large corner lot just blocks from the school and downtown. Make your appointment today!

Key facts

• Large corner lot
• Blocks from downtown
• Blocks from school

Tags

• LARGE CORNER LOT
• BLOCKS FROM SCHOOL
• BLOCKS FROM DOWNTOWN

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#215 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: crime F, amenities F, commute F.
• Avon School District 04-1 (rural): math 50% / reading 55% proficiency, ranked #56 of 148 in SD (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 4 active listings in the ZIP; 18 units permitted in Bon Homme County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 days. Have you received any prior offers? Is the seller open to a 12% 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. 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 A-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?
6. Crime grade is F 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?
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: 1.46% ✓
• Cap rate: 11.85%
• Cash-on-cash: 19.85%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (median comp): $71,459
• List price: $89,900
• Delta: 25.81%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 N Maple	0.14mi	5/2.0 (+1)	1,398 (+8%)	4mo	$30,000	$21	67
406 N Birch St	0.03mi	3/1.0 (-1)	1,222 (-5%)	23mo	$41,000	$34	66

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: 26.2%
• Equity multiple: 2.48×
• Total profit: $37,369
• Equity at exit: $40,423

10-year hold

• IRR: 26.9%
• Equity multiple: 4.81×
• Total profit: $95,905
• Equity at exit: $62,297

Cash invested: $25,172 (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 57315

• Active inventory: 4
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,313 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $416

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 63%

Sensitivity live

Price	-10% $479	-5% $447	+0% $416	+5% $385	+10% $354
Rent	-10% $313	-5% $364	+0% $416	+5% $468	+10% $520
Rate	-1.0pp $462	-0.5pp $439	base $416	+0.5pp $393	+1.0pp $369

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-15
   days on market $89,900 Active 236 DOM
2. 2026-06-13
   days on market $89,900 Active 234 DOM
3. 2026-06-12
   days on market $89,900 Active 233 DOM
4. 2026-06-09
   days on market $89,900 Active 230 DOM
5. 2026-06-08
   days on market $89,900 Active 229 DOM
6. 2026-06-08
   days on market $89,900 Active 228 DOM
7. 2026-06-05
   days on market $89,900 Active 226 DOM
8. 2026-06-04
   days on market $89,900 Active 224 DOM
9. 2026-06-02
   days on market $89,900 Active 223 DOM
10. 2026-06-01
    days on market $89,900 Active 222 DOM
11. 2026-05-31
    days on market $89,900 Active 221 DOM
12. 2026-03-09
    price $89,900 462-char remark

    Show marketing remark (462 chars)

    Affordably priced 4 bed, 1 bath, 1 1/2 story home in the heart of small town Avon, SD. This adorable little home has an open concept style with the living room, eat in kitchen, laundry, full bath and two bedrooms on the main floor. The upper level hosts two additional bedrooms and an open area which works great as a family room or den. This wonderful family home sits on a large corner lot just blocks from the school and downtown. Make your appointment today!

13. 2025-12-08
    price $99,000 462-char remark

    Show marketing remark (462 chars)

    Affordably priced 4 bed, 1 bath, 1 1/2 story home in the heart of small town Avon, SD. This adorable little home has an open concept style with the living room, eat in kitchen, laundry, full bath and two bedrooms on the main floor. The upper level hosts two additional bedrooms and an open area which works great as a family room or den. This wonderful family home sits on a large corner lot just blocks from the school and downtown. Make your appointment today!

14. 2025-11-20
    price $104,900 462-char remark

    Show marketing remark (462 chars)

    Affordably priced 4 bed, 1 bath, 1 1/2 story home in the heart of small town Avon, SD. This adorable little home has an open concept style with the living room, eat in kitchen, laundry, full bath and two bedrooms on the main floor. The upper level hosts two additional bedrooms and an open area which works great as a family room or den. This wonderful family home sits on a large corner lot just blocks from the school and downtown. Make your appointment today!

15. 2025-10-22
    listed $115,000 Active 462-char remark

    Show marketing remark (462 chars)

    Affordably priced 4 bed, 1 bath, 1 1/2 story home in the heart of small town Avon, SD. This adorable little home has an open concept style with the living room, eat in kitchen, laundry, full bath and two bedrooms on the main floor. The upper level hosts two additional bedrooms and an open area which works great as a family room or den. This wonderful family home sits on a large corner lot just blocks from the school and downtown. Make your appointment today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $15,762
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$2,615
• Taxable income: $3,791
• Est. tax owed @ 24.0%: −$910
• After-tax cash flow: $4,087/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: Avon School District 04-1
• NCES district ID: 4604270
• Math proficiency: 50% ▼ -5.00%
• Reading proficiency: 55% ▼ -5.00%
• Median HH income: $48,143
• Composite: 46.59/100
• National rank: #5286
• State rank: #56 of 148 in SD

Livability — Avon

• Score: 62/100
• State rank: #215
• US rank: #16721

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avon, SD
• Population (ZIP): 1,076

Population outlook (Bon Homme County) Hauer SSP2

• Today (2025): 6,947 people
• By 2030: 6,956 · +0.1%
• By 2040: 6,978 · +0.4%
• By 2050: 7,140 · +2.8%
• By 2075: 8,411 · +21.1%
• By 2100: 10,108 · +45.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Native American 1%
• Common ancestry: Iranian 31% Portuguese 5% English 2%
• Foreign-born: 0%

Political lean MEDSL · Bon Homme

• 2024 margin: Solid R (+51.4) · D 23.3% · R 74.7% · Other 2.0%
• 2008→2024 swing: -40.6pp toward R · 2008: -10.9pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+50.5 2016: R+47.1 2012: R+21.6 2008: R+10.9

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

-21.8% since first listed

4 events — show timeline

• 2026-03-09 Price Changed $89,900 MARMLS
• 2025-12-08 Price Changed $99,000 MARMLS
• 2025-11-20 Price Changed $104,900 MARMLS
• 2025-10-22 Listed $115,000 MARMLS