675 California Ave SW · Huron, SD 57350

$160,000

3 bd · 3.0 ba · 3,267 sqft · Other · 88 Days on market

Built 1911 8,250 sqft lot $49/sqft · 19% below area Est $196k · 19% under

---

Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +9.8/30.0
• 1% rule +4.0/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this spacious 3-bedroom, 3-bath beauty offering 3,267 square feet in one of Huron's most charming locations! Situated on a corner lot in the desirable Campbell Park Historic District, you'll love being just steps from the library, Splash Central, downtown businesses, and the Crossroads Convention Center. Enjoy summer evenings your way; relax on the inviting front porch and listen to live music from across the street at Campbell Park or take a short stroll to join the fun at Thursday Night in the Park. Inside, you'll find a stunning sunporch, a formal living area with a cozy fireplace, and the bonus of two recently updated bathrooms. Plus, being just a block from the parade route means you've got front-row access without the hassle: basically VIP seating!

Key facts

• Stunning sunporch
• Inviting front porch
• Corner lot

Tags

• CORNER LOT
• STEPS FROM THE LIBRARY
• INVITING FRONT PORCH
• STUNNING SUNPORCH
• TWO RECENTLY UPDATED BATHROOMS
• BLOCK FROM THE PARADE ROUTE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (10.5% below list).
• Recommended offer: $142k (11.2% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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-, amenities F.
• 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.
• Zoned schools: Huron Colony Elementary - 13 (math 24% / reading 24%, 17 students, 0% FRL); Huron Middle School - 02 (math 33% / reading 51%, grade D-, #93 of 143 statewide, top 67%, 695 students, 59% FRL); Huron High School - 01 (math 32% / reading 62%, grade D-, #108 of 151 statewide, top 71%, 836 students, 46% FRL).
• Market conditions: 149 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 88 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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.
• Current owner paid $125k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,152 (11.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.71%
• DSCR: 0.88
• GRM: 9.3

CMA / ARV

• ARV (median comp): $196,446
• List price: $160,000
• Delta: -18.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.7%
• Equity multiple: 0.28×
• Total profit: $-32,262
• Equity at exit: $23,857

10-year hold

• IRR: -13.8%
• Equity multiple: 0.20×
• Total profit: $-35,975
• Equity at exit: $13,834

Cash invested: $44,800 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,432 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$327 /mo · $3,919/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-101

Break-even live

Break-even rent $1,560

Max offer price $142,152

Occupancy floor —

Sensitivity live

Price	-10% $-10	-5% $-56	+0% $-101	+5% $-146	+10% $-192
Rent	-10% $-214	-5% $-158	+0% $-101	+5% $-44	+10% $12
Rate	-1.0pp $-20	-0.5pp $-60	base $-101	+0.5pp $-142	+1.0pp $-185

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $160,000 Active 88 DOM
2. 2026-06-21
   days on market $160,000 Active 87 DOM
3. 2026-06-18
   days on market $160,000 Active 85 DOM
4. 2026-06-17
   days on market $160,000 Active 84 DOM
5. 2026-06-16
   days on market $160,000 Active 83 DOM
6. 2026-06-15
   days on market $160,000 Active 82 DOM
7. 2026-06-13
   days on market $160,000 Active 80 DOM
8. 2026-06-12
   days on market $160,000 Active 79 DOM
9. 2026-06-09
   days on market $160,000 Active 76 DOM
10. 2026-06-08
    days on market $160,000 Active 75 DOM
11. 2026-06-08
    days on market $160,000 Active 74 DOM
12. 2026-06-05
    days on market $160,000 Active 72 DOM
13. 2026-06-04
    days on market $160,000 Active 70 DOM
14. 2026-06-02
    days on market $160,000 Active 69 DOM
15. 2026-06-01
    days on market $160,000 Active 68 DOM
16. 2026-05-31
    days on market $160,000 Active 67 DOM
17. 2026-04-30
    price $160,000 780-char remark

    Show marketing remark (780 chars)

    Welcome home to this spacious 3-bedroom, 3-bath beauty offering 3,267 square feet in one of Huron's most charming locations! Situated on a corner lot in the desirable Campbell Park Historic District, you'll love being just steps from the library, Splash Central, downtown businesses, and the Crossroads Convention Center. Enjoy summer evenings your way; relax on the inviting front porch and listen to live music from across the street at Campbell Park or take a short stroll to join the fun at Thursday Night in the Park. Inside, you'll find a stunning sunporch, a formal living area with a cozy fireplace, and the bonus of two recently updated bathrooms. Plus, being just a block from the parade route means you've got front-row access without the hassle: basically VIP seating!

18. 2026-03-23
    listed $168,000 Active 780-char remark

    Show marketing remark (780 chars)

    Welcome home to this spacious 3-bedroom, 3-bath beauty offering 3,267 square feet in one of Huron's most charming locations! Situated on a corner lot in the desirable Campbell Park Historic District, you'll love being just steps from the library, Splash Central, downtown businesses, and the Crossroads Convention Center. Enjoy summer evenings your way; relax on the inviting front porch and listen to live music from across the street at Campbell Park or take a short stroll to join the fun at Thursday Night in the Park. Inside, you'll find a stunning sunporch, a formal living area with a cozy fireplace, and the bonus of two recently updated bathrooms. Plus, being just a block from the parade route means you've got front-row access without the hassle: basically VIP seating!

19. 2012-11-26
    soldstatus $124,700 344-char remark

    Show marketing remark (344 chars)

    This is a 'must have' for any history preservationist - Campbell Park Historic District. Turn of the Century charm & sophistication. Extraordinary sunporch, classic features, formal living area with fireplace & built-in bookcases, formal dining room, 9' coffered ceilings plus main level family room that opens to an eat-in kitchen.

20. 2012-09-04
    listed $124,700 344-char remark

    Show marketing remark (344 chars)

    This is a 'must have' for any history preservationist - Campbell Park Historic District. Turn of the Century charm & sophistication. Extraordinary sunporch, classic features, formal living area with fireplace & built-in bookcases, formal dining room, 9' coffered ceilings plus main level family room that opens to an eat-in kitchen.

ⓘ 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: $3,919 · $327/mo
• Projected year-2 tax: $3,919 · $327/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $17,184
• − Mortgage interest: −$8,962
• − Property taxes: −$3,919
• − Insurance: −$800
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$4,655
• Taxable loss: −$3,901
• Est. tax savings @ 24.0%: +$936
• After-tax cash flow: $-276/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

+28.3% since first listed

4 events — show timeline

• 2026-04-30 Price Changed $160,000 HBOR
• 2026-03-23 Listed $168,000 HBOR
• 2012-11-26 Sold (MLS) $124,700 HBOR
• 2012-09-04 Listed $124,700 HBOR

Property tax history

+8.6%/yr

Latest (2026): $3,919 · +6.4% YoY. Source: county tax records.