855 11th St SW · Huron, SD 57350

$120,000

2 bd · 1.0 ba · 1,376 sqft · SingleFamily · 1 Days on market

Built 1948 8,250 sqft lot Est $149k · 19% under

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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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.6/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Back yard
• Patio area
• Newer windows

Tags

• NEWER WINDOWS
• BACK YARD
• PATIO AREA

Property features AI

Exterior

• Parking: Garage with garage door opener; 1-car garage
• Home design: Residential property
• Exterior features: Paved road access; Lot approximately 50 x 165; Zoned R-2

Interior

• Kitchen: Dishwasher; Refrigerator
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Central air conditioning
• Interior features: Dishwasher; Dryer; Refrigerator; Washer; Central Air
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (4.0% below list).
• Recommended offer: $115k (4.0% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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-, schools D-.
• 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.
• Market conditions: 149 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $830 of loan paydown is wiped out by about $4k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,256 (4.0% below list)

Questions for the listing agent

1. Built in 1948 — 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 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?
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: 0.96% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $148,608
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
761 14th St SW	0.24mi	3/1.0 (+1)	1,512 (+10%)	8mo	$162,500	$107	61
1172 Colorado Ave SW	0.32mi	2/1.0	1,496 (+9%)	21mo	$150,001	$100	53
1009 Colorado Ave SW	0.28mi	3/2.0 (+1)	1,560 (+13%)	8mo	$170,000	$109	49
1436 4th St SW	0.74mi	2/1.0	1,344 (-2%)	20mo	$125,000	$93	45
1186 Dakota Ave S	0.73mi	2/1.0	1,519 (+10%)	6mo	$38,000	$25	43
967 Colorado Ave SW	0.30mi	3/1.0 (+1)	1,560 (+13%)	21mo	$133,000	$85	42
1980 Meadowlark Ln #305	0.74mi	3/2.0 (+1)	1,290 (-6%)	21mo	$141,000	$109	29
668 Illinois Ave SW	0.65mi	3/2.0 (+1)	1,558 (+13%)	19mo	$169,000	$108	23
1751 Ohio Ave SW	0.71mi	2/2.0	1,576 (+14%)	20mo	$190,000	$121	22
131 16th St SW	0.72mi	3/1.5 (+1)	1,576 (+14%)	20mo	$255,000	$162	19

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-9,821
• Equity at exit: $17,892

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $3,769
• Equity at exit: $10,375

Cash invested: $33,600 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$80 /mo · $957/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $152

Break-even live

Break-even rent $961

Max offer price $120,000

Occupancy floor 82%

Sensitivity live

Price	-10% $219	-5% $185	+0% $152	+5% $118	+10% $84
Rent	-10% $60	-5% $106	+0% $152	+5% $197	+10% $243
Rate	-1.0pp $212	-0.5pp $182	base $152	+0.5pp $120	+1.0pp $89

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2134 Frank Ave SE Huron, SD	3.0	2.0	1200	$1,294	$1.08	44d	1	1.48mi
329 7th St NW Apt 2 Huron, SD	3.0	1.0	1080	$995	$0.92	44d	1	1.48mi

Listing history 2 events

1. 2026-06-17
   status $120,000 Pending 1 DOM
2. 2026-06-16
   listed $120,000 Active 1 DOM

ⓘ 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: $957 · $80/mo
• Projected year-2 tax: $1,572 · $131/mo
• Expected delta: +$615/yr (+$51/mo · 64.3%)

ⓘ 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 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: $13,831
• − Mortgage interest: −$6,722
• − Property taxes: −$957
• − Insurance: −$600
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$3,491
• Taxable loss: −$152
• Est. tax savings @ 24.0%: +$36
• After-tax cash flow: $1,854/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

1 event — show timeline

• 2026-06-15 Listed $120,000 HBOR

Property tax history

-2.3%/yr

Latest (2026): $957 · -2.3% YoY. Source: county tax records.