13959 465th Ave · Wilmot, SD 57279

$70,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily · 7 Days on market

Built 2004 Fair condition 1.80 ac 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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Key facts

• Build outbuildings
• Add on
• 1.8 acres

Tags

• LOG CABIN
• 1.8 ACRES
• ADD ON
• BUILD OUTBUILDINGS

Property features AI

Finance

• Financial info: Annual taxes approximately $2,248.90

Exterior

• Home design: Single-family residence; One level
• Exterior features: Lot of approximately 1.8 acres

Interior

• Bedrooms: No bedroom details provided
• Bathrooms: 1 full bathroom
• Interior features: Basement: None

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($979 rent vs $70k).

Location & tenants

• Location reads 64/100 on livability (#178 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D+, crime D.
• Wilmot School District 54-7 (rural): math 25% / reading 30% proficiency, ranked #138 of 148 in SD (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 15 active listings in the ZIP; 23 units permitted in Roberts County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($484 loan paydown + $2k appreciation (3.0% local appreciation)).
• Roberts County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $70,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
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: 1.40% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.74%
• DSCR: 1.79
• GRM: 6.0

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: 24.2%
• Equity multiple: 2.37×
• Total profit: $26,898
• Equity at exit: $31,475

10-year hold

• IRR: 25.0%
• Equity multiple: 4.57×
• Total profit: $69,927
• Equity at exit: $48,507

Cash invested: $19,600 (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 57279

• Active inventory: 15
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $979 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $290

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 65%

Sensitivity live

Price	-10% $338	-5% $314	+0% $290	+5% $265	+10% $241
Rent	-10% $212	-5% $251	+0% $290	+5% $328	+10% $367
Rate	-1.0pp $325	-0.5pp $307	base $290	+0.5pp $272	+1.0pp $253

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-02
   statusdays on market $70,000 Pending 7 DOM
2. 2026-06-01
   days on market $70,000 Active 6 DOM
3. 2026-05-31
   days on market $70,000 Active 5 DOM
4. 2026-05-26
   listed $70,000 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,748
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$940
• − Management: −$940
• − Depreciation: −$2,036
• Taxable income: $2,511
• Est. tax owed @ 24.0%: −$603
• After-tax cash flow: $2,874/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This log cabin requires extensive repairs and maintenance to improve its condition and increase its value. Key areas needing attention include the roof, exterior siding, landscaping, and interior updates. Significant improvements can be made with a focus on structural repairs and aesthetic enhancements.

Repairs flagged

• Major roof — Missing or damaged shingles
• Major exterior siding — Weathered and peeling
• Major landscaping — Overgrown and unkempt
• Major fencing — Damaged and in poor condition
• Major interior flooring — Worn and outdated
• Major interior cabinetry — Outdated and worn
• Major ceiling fans — Worn and outdated

Value-add opportunities

• Resale New roof — Improves structural integrity and appearance
• Resale New siding — Enhances curb appeal and durability
• Both Landscaping and yard maintenance — Improves curb appeal and property value
• Both New fencing — Enhances security and property value
• Both New flooring and cabinetry — Modernizes interior and enhances value
• Both New ceiling fans — Enhances comfort and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Missing or damaged shingles	Major	$15,000–50,000
exterior siding · Weathered and peeling	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
fencing · Damaged and in poor condition	Major	$15,000–50,000
interior flooring · Worn and outdated	Major	$15,000–50,000
interior cabinetry · Outdated and worn	Major	$15,000–50,000
ceiling fans · Worn and outdated	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale New roof — Improves structural integrity and appearance ↑
• Resale New siding — Enhances curb appeal and durability ↑
• Both Landscaping and yard maintenance — Improves curb appeal and property value ↑
• Both New fencing — Enhances security and property value ↑
• Both New flooring and cabinetry — Modernizes interior and enhances value ↑
• Both New ceiling fans — Enhances comfort and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wilmot School District 54-7
• NCES district ID: 4600003
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $47,297
• Composite: 26.8/100
• National rank: #12546
• State rank: #138 of 148 in SD

Livability — Wilmot

• Score: 64/100
• State rank: #178
• US rank: #14623

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 981

Population outlook (Roberts County) Hauer SSP2

• Today (2025): 10,364 people
• By 2030: 10,440 · +0.7%
• By 2040: 10,680 · +3.0%
• By 2050: 11,162 · +7.7%
• By 2075: 14,113 · +36.2%
• By 2100: 18,926 · +82.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Native American 3% Hispanic / Latino 3%
• Common ancestry: Portuguese 22% Iranian 5% Romanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Roberts

• 2024 margin: Strong R (+23.0) · D 37.6% · R 60.6% · Other 1.8%
• 2008→2024 swing: -42.6pp toward R · 2008: 19.6pp · 2024: -23.0pp
• All cycles: 2024: R+23.0 2020: R+13.4 2016: R+15.5 2012: D+9.8 2008: D+19.6

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

1 event — show timeline

• 2026-05-26 Listed $70,000 NESD