309 First W · Kimball, SD 57355

$69,000

2 bd · 1.0 ba · 892 sqft · Other · 118 Days on market

Built 1920 0.33 ac lot $77/sqft · 35% below area Est $107k · 35% under

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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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• 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

Listing remarks MLS

Situated on an oversized lot, this inviting 2 bedroom/1 bath home offers comfort and exceptional potential as a rental, first home or investment property. The oversized lot provides ample space for gardening, entertaining or future expansion. This property also offers a great opportunity to build plenty of sweat equity, making it a smart investment with plenty of upside.

Key facts

• Future expansion
• Oversized lot
• 0.33 acre lot

Tags

• OVERSIZED LOT
• AMPLE SPACE FOR GARDENING
• AMPLE SPACE FOR ENTERTAINING
• FUTURE EXPANSION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $69k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($860 rent vs $69k).
• Recommended offer: $63k (9.0% 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 $3k of equity ($477 loan paydown + $2k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $34k; list at $69k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.25% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.12%
• DSCR: 1.67
• GRM: 6.7

CMA / ARV

• ARV (median comp): $106,736
• List price: $69,000
• Delta: -35.35%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.7%
• Equity multiple: 2.23×
• Total profit: $23,804
• Equity at exit: $31,025

10-year hold

• IRR: 22.7%
• Equity multiple: 4.26×
• Total profit: $63,005
• Equity at exit: $47,814

Cash invested: $19,320 (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: 6.7×

Monthly cashflow live

• Estimated rent: $860 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$45 /mo · $544/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $243

Break-even live

Break-even rent $552

Max offer price $69,000

Occupancy floor 67%

Sensitivity live

Price	-10% $282	-5% $263	+0% $243	+5% $224	+10% $204
Rent	-10% $175	-5% $209	+0% $243	+5% $277	+10% $311
Rate	-1.0pp $278	-0.5pp $261	base $243	+0.5pp $226	+1.0pp $207

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $69,000 Active 118 DOM
2. 2026-06-17
   days on market $69,000 Active 117 DOM
3. 2026-06-16
   days on market $69,000 Active 116 DOM
4. 2026-06-15
   days on market $69,000 Active 115 DOM
5. 2026-06-13
   days on market $69,000 Active 113 DOM
6. 2026-06-12
   days on market $69,000 Active 112 DOM
7. 2026-06-09
   days on market $69,000 Active 109 DOM
8. 2026-06-08
   days on market $69,000 Active 108 DOM
9. 2026-06-08
   days on market $69,000 Active 107 DOM
10. 2026-06-05
    days on market $69,000 Active 105 DOM
11. 2026-06-04
    days on market $69,000 Active 103 DOM
12. 2026-06-02
    days on market $69,000 Active 102 DOM
13. 2026-06-01
    days on market $69,000 Active 101 DOM
14. 2026-05-31
    days on market $69,000 Active 100 DOM
15. 2026-03-30
    status Active 373-char remark

    Show marketing remark (373 chars)

    Situated on an oversized lot, this inviting 2 bedroom/1 bath home offers comfort and exceptional potential as a rental, first home or investment property. The oversized lot provides ample space for gardening, entertaining or future expansion. This property also offers a great opportunity to build plenty of sweat equity, making it a smart investment with plenty of upside.

16. 2026-02-13
    status Pending 373-char remark

    Show marketing remark (373 chars)

    Situated on an oversized lot, this inviting 2 bedroom/1 bath home offers comfort and exceptional potential as a rental, first home or investment property. The oversized lot provides ample space for gardening, entertaining or future expansion. This property also offers a great opportunity to build plenty of sweat equity, making it a smart investment with plenty of upside.

17. 2025-12-11
    listed $69,000 Active 373-char remark

    Show marketing remark (373 chars)

    Situated on an oversized lot, this inviting 2 bedroom/1 bath home offers comfort and exceptional potential as a rental, first home or investment property. The oversized lot provides ample space for gardening, entertaining or future expansion. This property also offers a great opportunity to build plenty of sweat equity, making it a smart investment with plenty of upside.

18. 2023-07-12
    soldstatus $34,000

ⓘ 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: $544 · $45/mo
• Projected year-2 tax: $904 · $75/mo
• Expected delta: +$360/yr (+$30/mo · 66.2%)

ⓘ 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 2/10 Low
• 🌡 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: $10,319
• − Mortgage interest: −$3,865
• − Property taxes: −$544
• − Insurance: −$345
• − Repairs & maintenance: −$826
• − Management: −$826
• − Depreciation: −$2,007
• Taxable income: $1,907
• Est. tax owed @ 24.0%: −$458
• After-tax cash flow: $2,463/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

+102.9% since first listed

4 events — show timeline

• 2026-03-30 Relisted — CSDBR
• 2026-02-13 Pending — CSDBR
• 2025-12-11 Listed $69,000 CSDBR
• 2023-07-12 Sold (Public Records) $34,000 Public Records

Property tax history

+12.5%/yr

Latest (2025): $544 · +14.6% YoY. Source: county tax records.