606 W 16th Ave · Tyndall, SD 57066

$88,500

2 bd · 1.0 ba · 768 sqft · Other · 73 Days on market

Built 1916 0.25 ac lot $115/sqft · 26% below area Est $120k · 26% under ↓ 10% since listing

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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 +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Appreciation +5.0/10.0
• Schools +4.7/10.0
• 1% rule +4.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable charmer with a small town flare- located close to school, hospital and downtown conveniences. Owner's progressive grandparents build this home & have an interesting historic Tyndall connection. This home is move in ready and as time goes on you can make some charming changes to make it your own. Located on a large lot with lots of creative opportunities. Great opportunity for a rental or VRBO! Priced near assessed value!!!

Key facts

• Large lot
• 0.25 acre lot
• 2 garage spots

Tags

• HISTORIC TYNDALL CONNECTION
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $88k.

Deal economics

• At list price, monthly cash flow is $56 ($673/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 $85k (4.5% below list).
• Recommended offer: $83k (6.0% below list) — sets the bar for market timing.

Location & tenants

• 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.
• Market conditions: 8 active listings in the ZIP; 18 units permitted in Bon Homme County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($612 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, 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 73 days — a 6% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,190 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 1916 — 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. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.72%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $120,226
• List price: $88,500
• Delta: -26.39%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.0%
• Equity multiple: 1.57×
• Total profit: $14,245
• Equity at exit: $39,793

10-year hold

• IRR: 12.4%
• Equity multiple: 2.85×
• Total profit: $45,737
• Equity at exit: $61,326

Cash invested: $24,780 (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 57066

• Active inventory: 8
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $845 medium
• Mortgage (P&I): −$464
• Tax est. 1.5%: −$111 /mo · $1,328/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $56

Break-even live

Break-even rent $774

Max offer price $88,500

Occupancy floor 88%

Sensitivity live

Price	-10% $117	-5% $87	+0% $56	+5% $25	+10% $-5
Rent	-10% $-11	-5% $23	+0% $56	+5% $89	+10% $123
Rate	-1.0pp $101	-0.5pp $79	base $56	+0.5pp $33	+1.0pp $10

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: $22,125
• Closing costs: $2,655
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-13
   status Pending 443-char remark

   Show marketing remark (443 chars)

   Affordable charmer with a small town flare- located close to school, hospital and downtown conveniences. Owner's progressive grandparents build this home & have an interesting historic Tyndall connection. This home is move in ready and as time goes on you can make some charming changes to make it your own. Located on a large lot with lots of creative opportunities. Great opportunity for a rental or VRBO! Priced near assessed value!!!

2. 2026-03-02
   listed $88,500 Active 443-char remark

   Show marketing remark (443 chars)

   Affordable charmer with a small town flare- located close to school, hospital and downtown conveniences. Owner's progressive grandparents build this home & have an interesting historic Tyndall connection. This home is move in ready and as time goes on you can make some charming changes to make it your own. Located on a large lot with lots of creative opportunities. Great opportunity for a rental or VRBO! Priced near assessed value!!!

3. 2025-06-03
   price $94,500
4. 2025-06-03
   price $74,500
5. 2025-05-07
   listed $94,500 Active
6. 2024-12-05
   status Pending
7. 2024-06-29
   listed $98,000 Active

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $10,142
• − Mortgage interest: −$4,957
• − Property taxes: −$1,328
• − Insurance: −$442
• − Repairs & maintenance: −$811
• − Management: −$811
• − Depreciation: −$2,575
• Taxable loss: −$783
• Est. tax savings @ 24.0%: +$188
• After-tax cash flow: $861/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: Bon Homme School District 04-2
• NCES district ID: 4607400
• Math proficiency: 55% ▲ 9.00%
• Reading proficiency: 56% ▬ 0.00%
• Median HH income: $44,226
• Composite: 46.8/100
• National rank: #2380
• State rank: #15 of 59 in SD

Livability — Tyndall

• Score: 67/100
• State rank: #92
• US rank: #10144

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tyndall, SD
• City population: 1,401
• Population (ZIP): 1,401

Population outlook (Bon Homme County) Hauer SSP2

• Today (2025): 6,947 people
• By 2030: 6,956 · +0.1%
• By 2040: 6,978 · +0.4%
• By 2050: 7,140 · +2.8%
• By 2075: 8,411 · +21.1%
• By 2100: 10,108 · +45.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Native American 2% Two or more races 1%
• Common ancestry: Slovak 4% Iranian 3% Portuguese 2%
• Foreign-born: 0%
• Languages at home: 95% English-only · German/W. Germanic 3% Russian/Polish/Slavic 2%

Political lean MEDSL · Bon Homme

• 2024 margin: Solid R (+51.4) · D 23.3% · R 74.7% · Other 2.0%
• 2008→2024 swing: -40.6pp toward R · 2008: -10.9pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+50.5 2016: R+47.1 2012: R+21.6 2008: R+10.9

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

-9.7% since first listed

7 events — show timeline

• 2026-05-13 Pending — MARMLS
• 2026-03-02 Listed $88,500 MARMLS
• 2025-06-03 Price Changed $94,500 MARMLS
• 2025-06-03 Price Changed $74,500 MARMLS
• 2025-05-07 Listed $94,500 MARMLS
• 2024-12-05 Pending — MARMLS
• 2024-06-29 Listed $98,000 MARMLS