201 S High St St · Menno, SD 57045

$69,900

4 bd · 1.5 ba · 1,664 sqft · Other · 72 Days on market

Built 1908 6,375 sqft 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Covered Porch! Check out this 4 bed, 1-1/2 bath older home with a large covered patio off the kitchen. From the front covered porch, enter the home to the main living and dining area. Another entrance on the west side that enters into the main floor laundry room. New paint recently done on the exterior. The living and dining room has plank flooring. Off the dining room is a main floor bedroom with full bath including sliding shower door and single vanity. The kitchen has a large pantry room attached for added storage. Upstairs are 3 more bedrooms and 1/2 bath. Bedrooms has large closets. Wood floors and original wood banister. A lot of original wood trim and doors remain and give the home added character. Newer exterior doors. Heated with electric baseboards and cooled with window/ wall A/C units. Basement is unfinished. A great place to call home or investment opportunity!

Key facts

• Covered porch
• Original wood trim
• Covered patio

Tags

• COVERED PORCH
• COVERED PATIO
• MAIN FLOOR LAUNDRY ROOM
• LARGE PANTRY ROOM
• ORIGINAL WOOD TRIM
• ORIGINAL WOOD BANISTER

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#190 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D-, amenities F.
• Menno School District 33-2 (rural): math 45% / reading 55% proficiency, ranked #77 of 148 in SD (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 14 active listings in the ZIP; 21 units permitted in Hutchinson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($483 loan paydown + $2k appreciation (3.0% local appreciation)).
• Hutchinson County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $38k; list at $70k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — 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. 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?
6. 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.
7. 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.
8. 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: 1.91% ✓
• Cap rate: 16.12%
• Cash-on-cash: 35.09%
• DSCR: 2.56
• GRM: 4.4

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: 40.7%
• Equity multiple: 3.29×
• Total profit: $44,887
• Equity at exit: $31,430

10-year hold

• IRR: 40.7%
• Equity multiple: 6.56×
• Total profit: $108,754
• Equity at exit: $48,437

Cash invested: $19,572 (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 57045

• Active inventory: 14
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,336 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $572

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 52%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-03-04
   listed $69,900 Active 886-char remark

   Show marketing remark (886 chars)

   Covered Porch! Check out this 4 bed, 1-1/2 bath older home with a large covered patio off the kitchen. From the front covered porch, enter the home to the main living and dining area. Another entrance on the west side that enters into the main floor laundry room. New paint recently done on the exterior. The living and dining room has plank flooring. Off the dining room is a main floor bedroom with full bath including sliding shower door and single vanity. The kitchen has a large pantry room attached for added storage. Upstairs are 3 more bedrooms and 1/2 bath. Bedrooms has large closets. Wood floors and original wood banister. A lot of original wood trim and doors remain and give the home added character. Newer exterior doors. Heated with electric baseboards and cooled with window/ wall A/C units. Basement is unfinished. A great place to call home or investment opportunity!

2. 2026-03-04
   listed $69,900 Active 886-char remark

   Show marketing remark (886 chars)

   Covered Porch! Check out this 4 bed, 1-1/2 bath older home with a large covered patio off the kitchen. From the front covered porch, enter the home to the main living and dining area. Another entrance on the west side that enters into the main floor laundry room. New paint recently done on the exterior. The living and dining room has plank flooring. Off the dining room is a main floor bedroom with full bath including sliding shower door and single vanity. The kitchen has a large pantry room attached for added storage. Upstairs are 3 more bedrooms and 1/2 bath. Bedrooms has large closets. Wood floors and original wood banister. A lot of original wood trim and doors remain and give the home added character. Newer exterior doors. Heated with electric baseboards and cooled with window/ wall A/C units. Basement is unfinished. A great place to call home or investment opportunity!

3. 2021-10-04
   soldstatus $38,000
4. 2021-08-23
   listed $39,000

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $16,030
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$2,033
• Taxable income: $6,118
• Est. tax owed @ 24.0%: −$1,468
• After-tax cash flow: $5,399/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: Menno School District 33-2
• NCES district ID: 4647100
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 55% ▬ 0.00%
• Median HH income: $40,648
• Composite: 43.89/100
• National rank: #6304
• State rank: #77 of 148 in SD

Livability — Menno

• Score: 63/100
• State rank: #190
• US rank: #15019

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: Menno, SD
• Population (ZIP): 1,190

Population outlook (Hutchinson County) Hauer SSP2

• Today (2025): 6,914 people
• By 2030: 6,789 · -1.8%
• By 2040: 6,608 · -4.4%
• By 2050: 6,357 · -8.1%
• By 2075: 6,323 · -8.5%
• By 2100: 5,632 · -18.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Asian 1% Native American 1%
• Common ancestry: Portuguese 6% Iranian 1% Slovak 1%
• Foreign-born: 2%
• Languages at home: 94% English-only · German/W. Germanic 4% Tagalog/Filipino 2% Spanish 1%

Political lean MEDSL · Hutchinson

• 2024 margin: Solid R (+57.9) · D 20.2% · R 78.1% · Other 1.7%
• 2008→2024 swing: -29.0pp toward R · 2008: -28.9pp · 2024: -57.9pp
• All cycles: 2024: R+57.9 2020: R+57.9 2016: R+54.2 2012: R+44.6 2008: R+28.9

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

+79.2% since first listed

4 events — show timeline

• 2026-03-04 Listed $69,900 MARMLS
• 2026-03-04 Listed $69,900 REALTOR® Association of the Sioux Empire
• 2021-10-04 Sold (MLS) $38,000 REALTOR® Association of the Sioux Empire
• 2021-08-23 Listed $39,000 REALTOR® Association of the Sioux Empire