202 W 14 Ave Ave

Tyndall, SD 57066

$44,500B

4 bd · 1.0 ba · 1,656 sqft · Built 1900 · SingleFamily · Active · 237 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,290/mo
• Mortgage (P&I): −$233
• Tax + insurance: −$74
• HOA: −$0
• Vac / Maint / Mgmt: −$271
• Net cashflow: $712/mo
• Annual: $8,543/yr
• Cap rate: 25.49%
• Cash-on-cash: 68.56%
• DSCR: 4.05
• 1% rule: 2.90%
• Cash to close: $12,460

Investor read

• This is a 4-bed/1.0-bath single-family listed at $44k. Condition is rated poor.
• At list price, monthly cash flow is $712 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• It's been on market 237 days — a 12% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $39k (12.0% below list) — sets the bar for market timing.
• In year one you build about $2k of equity ($308 loan paydown + $1k appreciation (3.0% local appreciation)).
• Location reads 67/100 on livability (#92 in SD) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Bon Homme School District 04-2 (rural): math 55% / reading 56% proficiency, ranked #15 of 59 in SD (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bon Homme Middle School - 02 (math 52% / reading 57%, grade B-, #36 of 143 statewide, top 29%, 110 students, 24% FRL); Bon Homme High School - 01 (math 10% / reading 50%, grade F, #129 of 151 statewide, top 89%, 136 students, 24% FRL).
• Zoned-school proficiency averages 42% at this address vs 56% district-wide (-13 pts) — the specific schools serving this property underperform the Bon Homme School District 04-2 average; the district grade overstates school quality for this exact location.
• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 8 active listings in the ZIP; 18 units permitted in Bon Homme County in 2024 (0 in 5+ unit buildings).
• 2 sale attempts; this cycle's ask has dropped $38k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• It's been on market 237 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• Major: roof — Missing or damaged shingles
• Major: exterior siding — Weathered siding
• Major: landscaping — Overgrown and unkempt