706 E 7th Ave · Mitchell, SD 57301

$120,000

4 bd · 2.0 ba · 1,235 sqft · SingleFamily public records · 6 Days on market

Built 1940 6,098 sqft lot Est $199k · 40% 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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.9/10.0
• Schools +4.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1940

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Exterior features: Lot approximately 0.14 acres

Interior

• Kitchen: Dishwasher; Range / Oven; Refrigerator
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Full basement; Dishwasher; Range / Oven; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.8% vs local median 2.5% in Mitchell — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#18 in SD, #2,969 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment C-, amenities D+.
• Mitchell School District 17-2 (town): math 55% / reading 62% proficiency, ranked #11 of 59 in SD (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 136 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 48 units permitted in Davison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Davison County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.89%
• DSCR: 1.40
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $198,835
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1016 N Mentzer St	0.27mi	3/2.0 (-1)	1,200 (-3%)	13mo	$236,000	$197	67
316 E 3rd Ave	0.38mi	3/1.0 (-1)	1,203 (-3%)	7mo	$157,000	$131	63
801 E 4th Ave	0.25mi	3/2.0 (-1)	1,344 (+9%)	18mo	$170,000	$126	54
924 E 4th Ave	0.28mi	4/1.0	1,409 (+14%)	7mo	$198,500	$141	53
609 E 3rd St	0.32mi	3/1.5 (-1)	1,347 (+9%)	13mo	$228,000	$169	52
909 N Lawler St	0.42mi	3/2.0 (-1)	1,200 (-3%)	22mo	$235,000	$196	52
504 E 4th Ave	0.26mi	3/1.5 (-1)	1,379 (+12%)	13mo	$195,000	$141	51
1516 E 4th Ave	0.69mi	3/1.0 (-1)	1,210 (-2%)	7mo	$217,000	$179	49
909 E 12th Ave	0.36mi	3/2.0 (-1)	1,406 (+14%)	12mo	$265,000	$188	45
600 E Hanson Ave	0.49mi	3/1.0 (-1)	1,069 (-13%)	5mo	$140,000	$131	42
1500 Bridle Dr	0.61mi	3/1.0 (-1)	1,350 (+9%)	11mo	$195,000	$144	38
1420 N Rowley St	0.74mi	3/1.0 (-1)	1,176 (-5%)	18mo	$189,000	$161	34

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

Projected returns pro-forma

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

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-3,604
• Equity at exit: $17,892

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $17,242
• Equity at exit: $10,375

Cash invested: $33,600 (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 57301

• Active inventory: 136
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,311 high
• Mortgage (P&I): −$629
• Tax from tax record: −$107 /mo · $1,289/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $249

Break-even live

Break-even rent $996

Max offer price $120,000

Occupancy floor 76%

Sensitivity live

Price	-10% $317	-5% $283	+0% $249	+5% $215	+10% $181
Rent	-10% $145	-5% $197	+0% $249	+5% $301	+10% $352
Rate	-1.0pp $309	-0.5pp $279	base $249	+0.5pp $218	+1.0pp $186

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
910 N Winsor St Mitchell, SD	3.0	1.0	996	$1,300	$1.31	45d	1	0.16mi
933 E 5th Ave Mitchell, SD	3.0	1.0	1138	$1,450	$1.27	45d	1	0.28mi
509 E 1st Ave Mitchell, SD	3.0	1.0	1425	$1,350	$0.95	45d	1	0.48mi
122 W 9th Ave Unit 122 1/2 Mitchell, SD	3.0	1.0	965	$1,000	$1.04	45d	1	0.50mi
623 E Hanson Ave Mitchell, SD	3.0	1.0	1023	$1,200	$1.17	45d	1	0.53mi
401 W 11th Ave Mitchell, SD	3.0	1.0	1196	$1,400	$1.17	45d	1	0.70mi
501 W 3rd Ave Unit 5 Mitchell, SD	3.0	1.0	750	$900	$1.20	45d	1	0.79mi
605 W 10th Ave Mitchell, SD	4.0	1.0	1200	$1,450	$1.21	45d	1	0.82mi
310 S Edmunds St Mitchell, SD	4.0	1.0	1399	$1,450	$1.04	45d	1	0.92mi
1803 E 1st Ave Mitchell, SD	3.0	1.0	960	$1,100	$1.15	45d	1	0.97mi

Listing history 5 events

1. 2026-06-21
   days on market $120,000 Active 6 DOM
2. 2026-06-19
   days on market $120,000 Active 4 DOM
3. 2026-06-18
   days on market $120,000 Active 3 DOM
4. 2026-06-17
   days on market $120,000 Active 2 DOM
5. 2026-06-16
   listed $120,000 Active 1 DOM

ⓘ 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: $1,289 · $107/mo
• Projected year-2 tax: $1,572 · $131/mo
• Expected delta: +$283/yr (+$24/mo · 22.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°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: $15,729
• − Mortgage interest: −$6,722
• − Property taxes: −$1,289
• − Insurance: −$600
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$3,491
• Taxable income: $1,111
• Est. tax owed @ 24.0%: −$267
• After-tax cash flow: $2,719/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: Mitchell School District 17-2
• NCES district ID: 4648390
• Math proficiency: 55% ▬ 0.00%
• Reading proficiency: 62% ▲ 5.00%
• Median HH income: $45,912
• Composite: 49.42/100
• National rank: #2008
• State rank: #11 of 59 in SD

Livability — Mitchell

• Score: 77/100
• State rank: #18
• US rank: #2969

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mitchell, SD
• County: Davison County · 19,104 people
• City population: 19,104
• Metro: Mitchell, SD
• Population (ZIP): 19,104
• Household income: $65,620
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 537.0

Population outlook (Davison County) Hauer SSP2

• Today (2025): 20,529 people
• By 2030: 20,856 · +1.6%
• By 2040: 21,415 · +4.3%
• By 2050: 21,925 · +6.8%
• By 2075: 24,245 · +18.1%
• By 2100: 29,222 · +42.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Native American 4% Two or more races 3%
• Common ancestry: Portuguese 10% Iranian 7% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Davison

• 2024 margin: Solid R (+37.8) · D 29.9% · R 67.7% · Other 2.5%
• 2008→2024 swing: -23.8pp toward R · 2008: -13.9pp · 2024: -37.8pp
• All cycles: 2024: R+37.8 2020: R+35.1 2016: R+35.2 2012: R+21.5 2008: R+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -136.01%
• Current HPI: 179.7909
• Rent YoY: —
• Metro: Mitchell, SD
• 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

• 2026-06-15 Listed $120,000 MBOR

Property tax history

-0.1%/yr

Latest (2025): $1,289 · +3.0% YoY. Source: county tax records.