215 Commercial St N · Wessington, SD 57381

$25,000

2 bd · 1.0 ba · 1,044 sqft · Other · 45 Days on market

Built 1922 0.38 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Two lots
• Single-car garage
• Future development

Tags

• TWO LOTS
• STORAGE SHEDS
• SINGLE-CAR GARAGE
• SIGNIFICANT RENOVATION
• FUTURE DEVELOPMENT

Property features AI

Exterior

• Parking: Attached or detached garage with space for 1 vehicle
• Home design: Residential property
• Exterior features: Lot approximately 100' x 165'; Zoned R-0

Interior

• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $25k.

Deal economics

• At list price, monthly cash flow is $625 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($976 rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#244 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, crime F, amenities F.
• Wolsey Wessington School District 02-6 (rural): math 30% / reading 35% proficiency, ranked #128 of 148 in SD (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wolsey Wessington Elementary - 02 (math 42% / reading 37%, grade F, #169 of 253 statewide, top 71%, 166 students, 25% FRL); Wolsey Wessington Middle School - 03 (math 52% / reading 42%, grade D+, #70 of 143 statewide, top 50%, 83 students, 40% FRL); Wolsey Wessington High School - 01 (math 50% / reading 50%, grade D, #100 of 151 statewide, top 69%, 110 students, 31% FRL) — zoned schools at 32% FRL track the district average.
• Zoned-school proficiency averages 45% at this address vs 32% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Wolsey Wessington School District 02-6 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 3 active listings in the ZIP; 30 units permitted in Beadle County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $923 of equity ($173 loan paydown + $750 appreciation (3.0% local appreciation)).
• Beadle County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1922 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F 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: 3.90% ✓
• Cap rate: 36.28%
• Cash-on-cash: 107.10%
• DSCR: 5.77
• GRM: 2.1

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: —
• Equity multiple: 7.11×
• Total profit: $42,801
• Equity at exit: $11,241

10-year hold

• IRR: —
• Equity multiple: 14.80×
• Total profit: $96,602
• Equity at exit: $17,324

Cash invested: $7,000 (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 57381

• Active inventory: 3
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $976 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$5 /mo · $54/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $625

Break-even live

Break-even rent $185

Max offer price $25,000

Occupancy floor 31%

Sensitivity live

Price	-10% $639	-5% $632	+0% $625	+5% $618	+10% $581
Rent	-10% $548	-5% $586	+0% $625	+5% $663	+10% $702
Rate	-1.0pp $637	-0.5pp $631	base $625	+0.5pp $618	+1.0pp $612

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $25,000 Active 45 DOM
2. 2026-06-21
   days on market $25,000 Active 44 DOM
3. 2026-06-18
   days on market $25,000 Active 42 DOM
4. 2026-06-17
   days on market $25,000 Active 41 DOM
5. 2026-06-16
   days on market $25,000 Active 40 DOM
6. 2026-06-15
   days on market $25,000 Active 39 DOM
7. 2026-06-13
   days on market $25,000 Active 37 DOM
8. 2026-06-12
   days on market $25,000 Active 36 DOM
9. 2026-06-09
   days on market $25,000 Active 33 DOM
10. 2026-06-08
    days on market $25,000 Active 32 DOM
11. 2026-06-08
    days on market $25,000 Active 31 DOM
12. 2026-06-05
    days on market $25,000 Active 29 DOM
13. 2026-06-04
    days on market $25,000 Active 27 DOM
14. 2026-06-02
    days on market $25,000 Active 26 DOM
15. 2026-06-01
    days on market $25,000 Active 25 DOM
16. 2026-05-31
    days on market $25,000 Active 24 DOM
17. 2026-05-07
    listed $25,000 Active

ⓘ 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: $54 · $5/mo
• Projected year-2 tax: $328 · $27/mo
• Expected delta: +$273/yr (+$23/mo · 500.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,709
• − Mortgage interest: −$1,400
• − Property taxes: −$54
• − Insurance: −$125
• − Repairs & maintenance: −$937
• − Management: −$937
• − Depreciation: −$727
• Taxable income: $7,528
• Est. tax owed @ 24.0%: −$1,807
• After-tax cash flow: $5,690/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: Wolsey Wessington School District 02-6
• NCES district ID: 4680100
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 35% ▼ -12.00%
• Median HH income: $47,119
• Composite: 30.72/100
• National rank: #11418
• State rank: #128 of 148 in SD

Livability — Wessington

• Score: 60/100
• State rank: #244
• US rank: #18646

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wessington, SD
• Population (ZIP): 504

Population outlook (Beadle County) Hauer SSP2

• Today (2025): 20,094 people
• By 2030: 21,218 · +5.6%
• By 2040: 24,042 · +19.6%
• By 2050: 27,931 · +39.0%
• By 2075: 43,296 · +115.5%
• By 2100: 65,888 · +227.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Portuguese 9% Iranian 7% Romanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Beadle

• 2024 margin: Solid R (+40.1) · D 28.8% · R 68.8% · Other 2.4%
• 2008→2024 swing: -32.8pp toward R · 2008: -7.3pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+38.1 2016: R+37.6 2012: R+18.6 2008: R+7.3

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

• 2026-05-07 Listed $25,000 HBOR

Property tax history

+3.4%/yr

Latest (2026): $54 · -8.1% YoY. Source: county tax records.