477 4th St NE · Huron, SD 57350

$134,900

3 bd · 2.0 ba · 2,016 sqft · SingleFamily · 21 Days on market

Built 1985 0.38 ac lot Est $177k · 24% under

---

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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.3/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• New siding
• Private bath
• New deck

Tags

• CORNER LOT
• FULLY FENCED YARD
• PRIVATE BATH
• NEW WINDOWS
• NEW DECK
• NEW SIDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.0% in Huron — 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 72/100 on livability (#48 in SD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools D-.
• Huron School District 02-2 (town): math 30% / reading 44% proficiency, ranked #55 of 59 in SD (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 149 active listings in the ZIP; 30 units permitted in Beadle County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Beadle County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.

Recommended offer $132,876 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.03% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.01%
• DSCR: 1.40
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $177,408
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 Kansas Ave NE	0.30mi	3/1.0	2,016 (0%)	14mo	$187,500	$93	70
555 Kansas Ave NE	0.30mi	3/2.0	1,800 (-11%)	10mo	$193,000	$107	59
841 Kansas Ave NE	0.44mi	4/2.0 (+1)	1,960 (-3%)	19mo	$195,000	$99	54
520 Wisconsin Ave NW	0.41mi	2/2.0 (-1)	1,930 (-4%)	21mo	$149,900	$78	51
367 5th St NE	0.12mi	2/1.0 (-1)	1,820 (-10%)	22mo	$110,000	$60	51
259 5th St NW	0.55mi	2/1.0 (-1)	2,100 (+4%)	12mo	$185,000	$88	48
354 1st St SW	0.74mi	2/1.0 (-1)	1,929 (-4%)	23mo	$57,500	$30	30

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-3,840
• Equity at exit: $20,114

10-year hold

• IRR: 7.0%
• Equity multiple: 1.52×
• Total profit: $19,725
• Equity at exit: $11,664

Cash invested: $37,772 (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 57350

• Active inventory: 149
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,396 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$55 /mo · $665/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $284

Break-even live

Break-even rent $1,037

Max offer price $134,900

Occupancy floor 75%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-03-18
   status Pending
2. 2026-02-24
   listed $134,900 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: $665 · $55/mo
• Projected year-2 tax: $1,767 · $147/mo
• Expected delta: +$1,102/yr (+$92/mo · 165.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,751
• − Mortgage interest: −$7,556
• − Property taxes: −$665
• − Insurance: −$674
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$3,924
• Taxable income: $1,250
• Est. tax owed @ 24.0%: −$300
• After-tax cash flow: $3,104/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: Huron School District 02-2
• NCES district ID: 4635480
• Math proficiency: 30% ▼ -7.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $43,613
• Composite: 31.35/100
• National rank: #5998
• State rank: #55 of 59 in SD

Livability — Huron

• Score: 72/100
• State rank: #48
• US rank: #6463

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huron, SD
• Population (ZIP): 16,148

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 16% Asian 11% Two or more races 7% Pacific Islander 2% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Portuguese 8% Iranian 4% Lithuanian 2%
• Foreign-born: 15% · Canada, Philippines, Vietnam
• Languages at home: 80% English-only · Spanish 9% Other Asian/Pacific 7% Vietnamese 2%

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: ▼ -116.91%
• Current HPI: 141.3376
• 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

2 events — show timeline

• 2026-03-18 Pending — HBOR
• 2026-02-24 Listed $134,900 HBOR

Property tax history

-9.9%/yr

Latest (2026): $665 · -48.8% YoY. Source: county tax records.