911 E Duke St Lot 1 · Vermillion, SD 57069

$29,900

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 123 Days on market

Built 2000 $23/sqft · 53% below area ↓ 7% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2000 Patriot Model PAT24330IN | 3 Bed | 2 Bath | 1,280 Sq Ft This well-maintained 2000 Patriot Model PAT24330IN manufactured home offers 1,280 square feet of thoughtfully designed living space, featuring 3 bedrooms and 2 full baths in a desirable split-bedroom layout that maximizes privacy and functionality. The spacious primary suite is situated on the west end of the home, separate from the two additional bedrooms and full bath on the east wing—an ideal arrangement for enhanced privacy. The primary bedroom is highlighted by a vaulted ceiling and ceiling fan with remote control, creating an open and comfortable retreat. The ensuite bath is designed for relaxation, featuring an oversized garden tub, separate shower, and distinctive glass block feature windows that provide abundant natural light while maintaining privacy. The kitchen is both functional and inviting, with all major appliances conveniently positioned along the south wall for efficiency. An expansive bar-height counter with built-in storage serves as a natural gathering space and includes four bar stools. This generous workspace allows for effortless entertaining—perfect for meal preparation while guests visit, or assisting with homework while dinner is underway. The upgraded gas range includes a bonus center griddle, and a microwave vent hood adds everyday convenience. The open-concept floor plan seamlessly connects the kitchen and living room, creating an airy and cohesive living space. Vaulted ceilings throughout enhance the sense of volume, while the living room is accented with a ceiling fan and distinctive mirrored tile detail above, adding character and visual appeal. Situated on a large lot, the property offers ample opportunity for outdoor living, recreation, or entertaining. Off-street parking accommodates two vehicles, with additional guest parking conveniently available along Duke Street. The home measures 16' x 80', totaling 1,280 square feet. Ideally located one block north of Cherry St.

Key facts

• Split bedroom layout
• Separate shower
• Bar height counter

Tags

• SPLIT BEDROOM LAYOUT
• SPACIOUS PRIMARY SUITE
• OVERSIZED GARDEN TUB
• SEPARATE SHOWER
• GLASS BLOCK FEATURE WINDOWS
• BAR HEIGHT COUNTER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $823 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 39.3% vs local median 2.5% in Vermillion — 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 84/100 on livability (#5 in SD, #757 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute F, employment F.
• Vermillion School District 13-1 (town): math 44% / reading 61% proficiency, ranked #27 of 59 in SD (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 120 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 28 units permitted in Clay County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• Clay County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $5k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.35% ✓
• Cap rate: 39.31%
• Cash-on-cash: 117.93%
• DSCR: 6.25
• GRM: 1.9

CMA / ARV

• ARV (median comp): $64,034
• List price: $29,900
• Delta: -53.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.68×
• Total profit: $47,576
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 14.02×
• Total profit: $108,979
• Equity at exit: $2,585

Cash invested: $8,372 (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 57069

• Home prices YoY: -32.8%
• Active inventory: 120
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$35 /mo · $418/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $823

Break-even live

Break-even rent $258

Max offer price $29,900

Occupancy floor 32%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 N Norbeck St Vermillion, SD	2.0	1.5	1100	$1,320	$1.20	43d	1	0.48mi

Listing history 21 events

1. 2026-06-19
   days on market $29,900 Active 123 DOM
2. 2026-06-18
   days on market $29,900 Active 122 DOM
3. 2026-06-17
   days on market $29,900 Active 121 DOM
4. 2026-06-16
   days on market $29,900 Active 120 DOM
5. 2026-06-15
   days on market $29,900 Active 119 DOM
6. 2026-06-14
   days on market $29,900 Active 117 DOM
7. 2026-06-12
   days on market $29,900 Active 116 DOM
8. 2026-06-09
   days on market $29,900 Active 113 DOM
9. 2026-06-08
   days on market $29,900 Active 112 DOM
10. 2026-06-07
    days on market $29,900 Active 111 DOM
11. 2026-06-05
    days on market $29,900 Active 109 DOM
12. 2026-06-04
    days on market $29,900 Active 107 DOM
13. 2026-06-02
    days on market $29,900 Active 106 DOM
14. 2026-06-01
    days on market $29,900 Active 105 DOM
15. 2026-05-31
    days on market $29,900 Active 104 DOM
16. 2026-05-31
    days on market $29,900 Active 103 DOM
17. 2026-05-07
    price $29,900 2010-char remark

    Show marketing remark (2010 chars)

    2000 Patriot Model PAT24330IN | 3 Bed | 2 Bath | 1,280 Sq Ft This well-maintained 2000 Patriot Model PAT24330IN manufactured home offers 1,280 square feet of thoughtfully designed living space, featuring 3 bedrooms and 2 full baths in a desirable split-bedroom layout that maximizes privacy and functionality. The spacious primary suite is situated on the west end of the home, separate from the two additional bedrooms and full bath on the east wing—an ideal arrangement for enhanced privacy. The primary bedroom is highlighted by a vaulted ceiling and ceiling fan with remote control, creating an open and comfortable retreat. The ensuite bath is designed for relaxation, featuring an oversized garden tub, separate shower, and distinctive glass block feature windows that provide abundant natural light while maintaining privacy. The kitchen is both functional and inviting, with all major appliances conveniently positioned along the south wall for efficiency. An expansive bar-height counter with built-in storage serves as a natural gathering space and includes four bar stools. This generous workspace allows for effortless entertaining—perfect for meal preparation while guests visit, or assisting with homework while dinner is underway. The upgraded gas range includes a bonus center griddle, and a microwave vent hood adds everyday convenience. The open-concept floor plan seamlessly connects the kitchen and living room, creating an airy and cohesive living space. Vaulted ceilings throughout enhance the sense of volume, while the living room is accented with a ceiling fan and distinctive mirrored tile detail above, adding character and visual appeal. Situated on a large lot, the property offers ample opportunity for outdoor living, recreation, or entertaining. Off-street parking accommodates two vehicles, with additional guest parking conveniently available along Duke Street. The home measures 16' x 80', totaling 1,280 square feet. Ideally located one block north of Cherry St.

18. 2026-02-16
    listed $35,000 Active 2010-char remark

    Show marketing remark (2010 chars)

    2000 Patriot Model PAT24330IN | 3 Bed | 2 Bath | 1,280 Sq Ft This well-maintained 2000 Patriot Model PAT24330IN manufactured home offers 1,280 square feet of thoughtfully designed living space, featuring 3 bedrooms and 2 full baths in a desirable split-bedroom layout that maximizes privacy and functionality. The spacious primary suite is situated on the west end of the home, separate from the two additional bedrooms and full bath on the east wing—an ideal arrangement for enhanced privacy. The primary bedroom is highlighted by a vaulted ceiling and ceiling fan with remote control, creating an open and comfortable retreat. The ensuite bath is designed for relaxation, featuring an oversized garden tub, separate shower, and distinctive glass block feature windows that provide abundant natural light while maintaining privacy. The kitchen is both functional and inviting, with all major appliances conveniently positioned along the south wall for efficiency. An expansive bar-height counter with built-in storage serves as a natural gathering space and includes four bar stools. This generous workspace allows for effortless entertaining—perfect for meal preparation while guests visit, or assisting with homework while dinner is underway. The upgraded gas range includes a bonus center griddle, and a microwave vent hood adds everyday convenience. The open-concept floor plan seamlessly connects the kitchen and living room, creating an airy and cohesive living space. Vaulted ceilings throughout enhance the sense of volume, while the living room is accented with a ceiling fan and distinctive mirrored tile detail above, adding character and visual appeal. Situated on a large lot, the property offers ample opportunity for outdoor living, recreation, or entertaining. Off-street parking accommodates two vehicles, with additional guest parking conveniently available along Duke Street. The home measures 16' x 80', totaling 1,280 square feet. Ideally located one block north of Cherry St.

19. 2020-12-10
    soldstatus $28,000
20. 2018-08-29
    soldstatus $32,000 185-char remark

    Show marketing remark (185 chars)

    Excellent condition! 16x80 3 bedroom, 2 bathroom mobile home on leased lot. $185/month lot rent includes water, sewer, trash, and mowing. Lot rent increases to $210/month January 2019.

21. 2018-07-31
    listed $32,000 185-char remark

    Show marketing remark (185 chars)

    Excellent condition! 16x80 3 bedroom, 2 bathroom mobile home on leased lot. $185/month lot rent includes water, sewer, trash, and mowing. Lot rent increases to $210/month January 2019.

ⓘ 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: $418 · $35/mo
• Projected year-2 tax: $418 · $35/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,598
• − Mortgage interest: −$1,675
• − Property taxes: −$418
• − Insurance: −$150
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$870
• Taxable income: $9,990
• Est. tax owed @ 24.0%: −$2,398
• After-tax cash flow: $7,476/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: Vermillion School District 13-1
• NCES district ID: 4674370
• Math proficiency: 44% ▼ -8.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $36,421
• Composite: 43.49/100
• National rank: #2995
• State rank: #27 of 59 in SD

Livability — Vermillion

• Score: 84/100
• State rank: #5
• US rank: #757

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vermillion, SD
• County: Clay County · 13,091 people
• City population: 13,091
• Metro: Vermillion, SD
• Population (ZIP): 13,091
• Household income: $53,327
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 792.0

Population outlook (Clay County) Hauer SSP2

• Today (2025): 15,009 people
• By 2030: 15,554 · +3.6%
• By 2040: 15,862 · +5.7%
• By 2050: 16,801 · +11.9%
• By 2075: 20,880 · +39.1%
• By 2100: 27,360 · +82.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Native American 5% Asian 3% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Portuguese 9% Iranian 2% Serbian 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 94% English-only · Chinese 1% Spanish 1% Arabic 1%

Political lean MEDSL · Clay

• 2024 margin: Lean D (+6.5) · D 52.0% · R 45.5% · Other 2.5%
• 2008→2024 swing: -17.7pp toward R · 2008: 24.2pp · 2024: 6.5pp
• All cycles: 2024: D+6.5 2020: D+11.0 2016: D+9.8 2012: D+15.5 2008: D+24.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.55%
• Current HPI: 185.1311
• Rent YoY: —
• Metro: Vermillion, 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

-6.6% since first listed

5 events — show timeline

• 2026-05-07 Price Changed $29,900 NWIA
• 2026-02-16 Listed $35,000 NWIA
• 2020-12-10 Sold (Public Records) $28,000 Public Records
• 2018-08-29 Sold (MLS) $32,000 NWIA
• 2018-07-31 Listed $32,000 NWIA

Property tax history

+1.1%/yr

Latest (2025): $418 · -7.7% YoY. Source: county tax records.