300 S Main St · Kimball, SD 57355

$119,000

4 bd · 2.0 ba · 1,560 sqft · Other · 16 Days on market

Built 1922 7,100 sqft lot

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Why this score? — see what drove the C+ 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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Appreciation +5.0/10.0
• Schools +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Corner lot property
• Front porch
• Fenced in backyard

Tags

• CORNER LOT PROPERTY
• BACK DECK
• FRONT PORCH
• LARGE LAUNDRY ROOM
• FENCED IN BACKYARD
• LARGE AND UPDATED BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $119k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#117 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Kimball School District 07-2 (rural): math 45% / reading 55% proficiency, ranked #70 of 148 in SD (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 10 units permitted in Brule County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($823 loan paydown + $4k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, 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 16 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,215 (1.5% below list)

Questions for the listing agent

1. Built in 1922 — 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. 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?
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.73%
• DSCR: 1.43
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 16.6%
• Equity multiple: 1.95×
• Total profit: $31,519
• Equity at exit: $53,508

10-year hold

• IRR: 18.1%
• Equity multiple: 3.64×
• Total profit: $88,085
• Equity at exit: $82,462

Cash invested: $33,320 (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 57355

• Active inventory: 3
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,302 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$85 /mo · $1,016/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $270

Break-even live

Break-even rent $960

Max offer price $119,000

Occupancy floor 74%

Sensitivity live

Price	-10% $337	-5% $304	+0% $270	+5% $236	+10% $203
Rent	-10% $167	-5% $219	+0% $270	+5% $322	+10% $373
Rate	-1.0pp $330	-0.5pp $300	base $270	+0.5pp $239	+1.0pp $208

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2024-09-15
   soldstatus $117,500
2. 2024-09-03
   status Pending
3. 2024-08-18
   listed $119,000 Active
4. 2011-12-19
   soldstatus $30,500

ⓘ 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: $1,016 · $85/mo
• Projected year-2 tax: $1,559 · $130/mo
• Expected delta: +$543/yr (+$45/mo · 53.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 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: $15,621
• − Mortgage interest: −$6,666
• − Property taxes: −$1,016
• − Insurance: −$595
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$3,462
• Taxable income: $1,383
• Est. tax owed @ 24.0%: −$332
• After-tax cash flow: $2,909/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: Kimball School District 07-2
• NCES district ID: 4638220
• Math proficiency: 45% ▼ -10.00%
• Reading proficiency: 55% ▼ -5.00%
• Median HH income: $47,325
• Composite: 44.53/100
• National rank: #6061
• State rank: #70 of 148 in SD

Livability — Kimball

• Score: 66/100
• State rank: #117
• US rank: #11454

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

• Census place: Kimball, SD
• Population (ZIP): 1,350

Population outlook (Brule County) Hauer SSP2

• Today (2025): 5,314 people
• By 2030: 5,297 · -0.3%
• By 2040: 5,333 · +0.4%
• By 2050: 5,432 · +2.2%
• By 2075: 6,262 · +17.8%
• By 2100: 7,956 · +49.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 2% Native American 1% Two or more races 1%
• Common ancestry: Portuguese 9% Iranian 6% Slovak 2%
• Foreign-born: 1%

Political lean MEDSL · Brule

• 2024 margin: Solid R (+42.4) · D 27.5% · R 69.9% · Other 2.6%
• 2008→2024 swing: -24.3pp toward R · 2008: -18.1pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+43.2 2016: R+43.4 2012: R+28.4 2008: R+18.1

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

+285.2% since first listed

4 events — show timeline

• 2024-09-15 Sold (Public Records) $117,500 Public Records
• 2024-09-03 Pending — MBOR
• 2024-08-18 Listed $119,000 MBOR
• 2011-12-19 Sold (Public Records) $30,500 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,016 · +20.9% YoY. Source: county tax records.