44654 261st St St · Canistota, SD 57012

$105,000

3 bd · 1.0 ba · 1,314 sqft · SingleFamily public records · 20 Days on market

Built 1900 1.80 ac lot

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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 +24.2/30.0
• Appreciation +9.8/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• 1% rule +5.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 1.8 acres
• Functional layout
• 1.8 acre lot

Tags

• 1.8 ACRES
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: Detached garage
• Utilities: Rural water; Septic tank
• Home design: Two-story single-family residence; Above-grade finished area listed (1,785)
• Construction: Wood siding exterior
• Exterior features: Composition roof; Property located outside city limits; Land suited for horses and livestock; wooded areas

Interior

• Kitchen: Kitchen on main level (approx. 15 x 13)
• Bedrooms: Main-level primary bedroom (approx. 11 x 13); Upper-level bedrooms: three rooms approximately 10 x 11, 10 x 13, and 12 x 15; Additional upper-level bedroom approximately 12 x 13; Four bedrooms on upper level (total bedroom count reflects listed room distribution)
• Flooring: Carpet; Wood; Laminate; Vinyl; Concrete
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Natural gas heating
• Interior features: Partial basement; Five total rooms
• Laundry & utility: Water heater: propane

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#126 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Canistota School District 43-1 (rural): math 65% / reading 70% proficiency, ranked #7 of 148 in SD (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Canistota Elementary - 02 (math 74% / reading 64%, grade A-, #19 of 253 statewide, top 12%, 157 students, 24% FRL); Canistota High School - 01 (math 24% / reading 75%, grade D+, #69 of 151 statewide, top 65%, 76 students, 16% FRL) — zoned schools at 20% FRL track the district average.
• Market conditions: 17 active listings in the ZIP; 22 units permitted in McCook County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($726 loan paydown + $10k appreciation (9.5% local appreciation)).
• McCook County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (9.5% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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 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?
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: 1.04% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.51%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.6%
• Equity multiple: 3.28×
• Total profit: $67,178
• Equity at exit: $91,118

10-year hold

• IRR: 25.8%
• Equity multiple: 7.34×
• Total profit: $186,535
• Equity at exit: $192,915

Cash invested: $29,400 (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 57012

• Home prices YoY: 3.2%
• Active inventory: 17
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$62 /mo · $740/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $209

Break-even live

Break-even rent $830

Max offer price $105,000

Occupancy floor 76%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $105,000 Active 20 DOM
2. 2026-06-17
   days on market $105,000 Active 19 DOM
3. 2026-06-16
   days on market $105,000 Active 18 DOM
4. 2026-06-15
   days on market $105,000 Active 17 DOM
5. 2026-06-13
   pricedays on market $105,000 Active 15 DOM
6. 2026-06-12
   days on market $115,000 Active 14 DOM
7. 2026-06-09
   days on market $115,000 Active 11 DOM
8. 2026-06-08
   days on market $115,000 Active 10 DOM
9. 2026-06-08
   days on market $115,000 Active 9 DOM
10. 2026-06-05
    days on market $115,000 Active 7 DOM
11. 2026-06-04
    days on market $115,000 Active 5 DOM
12. 2026-06-02
    days on market $115,000 Active 4 DOM
13. 2026-06-01
    days on market $115,000 Active 3 DOM
14. 2026-05-31
    days on market $115,000 Active 2 DOM
15. 2026-05-29
    listed $115,000 Active
16. 2024-09-05
    historical
17. 2024-07-15
    historical Active - Contingent Misc
18. 2024-07-11
    listed $109,900 Active - New

ⓘ 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: $740 · $62/mo
• Projected year-2 tax: $1,376 · $115/mo
• Expected delta: +$636/yr (+$53/mo · 85.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°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: $13,134
• − Mortgage interest: −$5,882
• − Property taxes: −$740
• − Insurance: −$525
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$3,055
• Taxable income: $831
• Est. tax owed @ 24.0%: −$199
• After-tax cash flow: $2,304/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: Canistota School District 43-1
• NCES district ID: 4610320
• Math proficiency: 65% ▲ 5.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $53,811
• Composite: 58.95/100
• National rank: #1971
• State rank: #7 of 148 in SD

Livability — Canistota

• Score: 66/100
• State rank: #126
• US rank: #11934

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,164

Population outlook (McCook County) Hauer SSP2

• Today (2025): 5,591 people
• By 2030: 5,617 · +0.5%
• By 2040: 5,771 · +3.2%
• By 2050: 5,996 · +7.2%
• By 2075: 7,870 · +40.8%
• By 2100: 11,517 · +106.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 5% Black 1%
• Common ancestry: Iranian 8% Portuguese 7% Serbian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · McCook

• 2024 margin: Solid R (+49.3) · D 24.2% · R 73.5% · Other 2.3%
• 2008→2024 swing: -34.8pp toward R · 2008: -14.5pp · 2024: -49.3pp
• All cycles: 2024: R+49.3 2020: R+44.8 2016: R+45.3 2012: R+28.7 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.54%
• Current HPI: 308.734
• 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

+4.6% since first listed

4 events — show timeline

• 2026-05-29 Listed $115,000 REALTOR® Association of the Sioux Empire
• 2024-09-05 Listing Removed — REALTOR® Association of the Sioux Empire
• 2024-07-15 Contingent — REALTOR® Association of the Sioux Empire
• 2024-07-11 Listed $109,900 REALTOR® Association of the Sioux Empire

Property tax history

+3.8%/yr

Latest (2025): $740 · -8.7% YoY. Source: county tax records.