202 N Exene St · Gettysburg, SD 57442

$80,000

3 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 37 Days on market

Built 1900 Est $112k · 29% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Appreciation +9.1/10.0
• Schools +6.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Open concept
• Built 1900
• Listed 37 days

Tags

• OPEN CONCEPT
• LARGE UNFINISHED ATTIC

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#20 in SD, #3,314 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: health & safety C-, amenities F, commute F.
• Gettysburg School District 53-1 (rural): math 70% / reading 70% proficiency, ranked #4 of 148 in SD (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 6 active listings in the ZIP; 10 units permitted in Potter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($553 loan paydown + $7k appreciation (8.2% local appreciation)).
• At projected returns (8.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 37 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.45% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.47%
• DSCR: 1.82
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $112,128
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Hilltop Dr	0.45mi	3/2.0	1,372 (-11%)	1mo	$100,000	$73	61
401 E Garfield Ave	0.26mi	4/2.0 (+1)	1,428 (-7%)	20mo	$85,000	$60	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.9%
• Equity multiple: 3.50×
• Total profit: $55,914
• Equity at exit: $61,810

10-year hold

• IRR: 30.9%
• Equity multiple: 7.52×
• Total profit: $146,021
• Equity at exit: $123,688

Cash invested: $22,400 (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 57442

• Home prices YoY: 7.6%
• Active inventory: 6
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$120 /mo · $1,440/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $345

Break-even live

Break-even rent $725

Max offer price $80,000

Occupancy floor 65%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $80,000 Active 37 DOM
2. 2026-06-17
   days on market $80,000 Active 36 DOM
3. 2026-06-16
   days on market $80,000 Active 35 DOM
4. 2026-06-15
   days on market $80,000 Active 34 DOM
5. 2026-06-13
   days on market $80,000 Active 32 DOM
6. 2026-06-12
   days on market $80,000 Active 31 DOM
7. 2026-06-09
   days on market $80,000 Active 28 DOM
8. 2026-06-08
   days on market $80,000 Active 27 DOM
9. 2026-06-08
   days on market $80,000 Active 26 DOM
10. 2026-06-05
    days on market $80,000 Active 24 DOM
11. 2026-06-04
    days on market $80,000 Active 22 DOM
12. 2026-06-02
    days on market $80,000 Active 21 DOM
13. 2026-06-01
    days on market $80,000 Active 20 DOM
14. 2026-05-31
    days on market $80,000 Active 19 DOM
15. 2026-05-12
    listed $80,000 Active 345-char remark

ⓘ 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: $1,440 · $120/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,939
• − Mortgage interest: −$4,481
• − Property taxes: −$1,440
• − Insurance: −$400
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$2,327
• Taxable income: $3,060
• Est. tax owed @ 24.0%: −$734
• After-tax cash flow: $3,403/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: Gettysburg School District 53-1
• NCES district ID: 4626970
• Math proficiency: 70% ▲ 5.00%
• Reading proficiency: 70% ▲ 5.00%
• Median HH income: $48,312
• Composite: 60.41/100
• National rank: #1704
• State rank: #4 of 148 in SD

Livability — Gettysburg

• Score: 76/100
• State rank: #20
• US rank: #3314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gettysburg, SD
• Population (ZIP): 1,963

Population outlook (Potter County) Hauer SSP2

• Today (2025): 2,235 people
• By 2030: 2,208 · -1.2%
• By 2040: 2,203 · -1.4%
• By 2050: 2,266 · +1.4%
• By 2075: 2,920 · +30.6%
• By 2100: 3,427 · +53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Native American 12% Two or more races 6% Black 2% Asian 1%
• Common ancestry: Portuguese 7% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 1%
• Languages at home: 97% English-only · Tagalog/Filipino 1% Spanish 1% Korean 1%

Political lean MEDSL · Potter

• 2024 margin: Solid R (+65.1) · D 16.5% · R 81.6% · Other 1.9%
• 2008→2024 swing: -33.5pp toward R · 2008: -31.6pp · 2024: -65.1pp
• All cycles: 2024: R+65.1 2020: R+66.1 2016: R+64.0 2012: R+50.0 2008: R+31.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.19%
• Current HPI: 116.133
• 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

• 2026-05-12 Listed $80,000 FSBO.com

Property tax history

+3.8%/yr

Latest (2025): $1,440 · -3.8% YoY. Source: county tax records.