Real Estate Investing in Hill City, South Dakota (57745)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 57745 (Hill City, SD)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 24.1% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 34.8 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Hill City, SD (57745)?
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Market Analysis: 57745 Hill City
Not every below-median market is a bargain. Hill City's 57745 ZIP stands at signals that favor experienced operators who can absorb the risk $489K pricing implies.
On balance, the numbers look inviting — $489K purchase price, 0.0% nominal cap — the work to hit that pro forma in 57745 is substantial and deserves full respect.
Nearby ZIPs in Hill City have seen price recovery that 57745 has not matched. Pennington County data supports the view that the spread is structural rather than temporary.
Demographically, 57745 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The 57745 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Hill City:
Property Strategy for 57745
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $376,002 | $1,300 | 2.5% | +8.1% | $188,001 |
| 3BR | $508,749 | $1,700 | 2.4% | +9.2% | $169,583 |
| 4BR | $642,177 | $2,120 | 2.4% | +8.9% | $160,544 |
Market Trends
Home Value History (with trend line)
📊 How Does 57745 Compare?
| Metric | 57745 | Hill City | Rapid City, SD | South Dakota |
|---|---|---|---|---|
| Home Value | $489,059 | $489,059 | N/A | $311,504 |
| 5-Year CAGR | 6.4% | 6.4% | N/A | 6.8% |
| Avg Rent | $1,170 | $1,170 | N/A | - |
| Cap Rate | 1.9% | 1.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 57745 (Hill City, SD). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $489,059 |
| Monthly Rent | $1,170 |
| Price-to-Rent | 34.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.9% |
| Cap Rate | 1.9% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | +5.8% ▲ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +8.4% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.9%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 57745
Population: 1,784
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 57745
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
What is the rental occupancy rate in Hill City, SD?
Occupancy in Hill City, SD runs steady with elevated vacancy. Well-priced units at $1,170/mo lease on reasonable timelines.
What real estate strategy is ideal for Hill City, SD?
For Hill City, SD, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How much rent can I charge in Hill City, SD?
Hill City, SD rentals go for roughly $1,170/mo a month. That puts gross yield in solid territory relative to $489K acquisition costs.
How do landlord-tenant laws work in Hill City, SD?
SD law landlord-friendly for landlords, and Hill City inherits those rules. Investors should still review local ordinances for rental licensing.
What kind of market is Hill City, SD for investors?
Investors tracking Hill City, SD will find a 3.0/5 rating supported by $489K median home values and $1,170/mo rents. That profile suits long-term holders targeting measured returns.
You know 57745 now. You don’t know where it ranks.
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How 57745 ranks in Rapid City, SD
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