13601 387th Ave #20 · Aberdeen, SD 57401

$80,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 231 Days on market

Built 2023 $66/sqft · 60% below area ↓ 16% since listing

---

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
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside this nearly new 2023 manufactured home offering 1,216 square feet of modern comfort! This 3-bedroom, 2-bath home features an inviting open-concept layout that blends the living, dining, and kitchen spaces perfectly—ideal for everyday living or entertaining. The kitchen boasts contemporary finishes, generous cabinetry, and an island for extra seating or prep space. The spacious primary suite includes a private bath, while two additional bedrooms provide flexibility for guests, an office, or hobbies. Situated in an established park, this home offers the benefits of a quiet, mature setting with the convenience of low-maintenance living. Move right in and enjoy affordable, modern living at its best!

Key facts

• Generous cabinetry
• Private bath
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• CONTEMPORARY FINISHES
• GENEROUS CABINETRY
• PRIVATE BATH
• LOW-MAINTENANCE LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $71 ($851/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 2.9% in Aberdeen — 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 81/100 on livability (#7 in SD, #1,411 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Aberdeen School District 06-1 (town): math 45% / reading 54% proficiency, ranked #33 of 59 in SD (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 174 active listings in the ZIP; 86 units permitted in Brown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Brown County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 231 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
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: 1.66% ✓
• Cap rate: 13.75%
• Cash-on-cash: 26.65%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (median comp): $200,000
• List price: $80,000
• Delta: -60.00%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13643 387th Ave	0.38mi	4/2.0 (+1)	1,357 (+12%)	5mo	$200,000	$147	53

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-8,165
• Equity at exit: $11,928

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-148
• Equity at exit: $6,917

Cash invested: $22,400 (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 57401

• Active inventory: 174
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,330 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $71

Break-even live

Break-even rent $1,240

Max offer price $80,000

Occupancy floor 90%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $80,000 Active 231 DOM
2. 2026-06-18
   days on market $80,000 Active 230 DOM
3. 2026-06-17
   days on market $80,000 Active 229 DOM
4. 2026-06-16
   days on market $80,000 Active 228 DOM
5. 2026-06-15
   days on market $80,000 Active 227 DOM
6. 2026-06-14
   days on market $80,000 Active 225 DOM
7. 2026-06-12
   days on market $80,000 Active 224 DOM
8. 2026-06-09
   days on market $80,000 Active 221 DOM
9. 2026-06-08
   days on market $80,000 Active 220 DOM
10. 2026-06-07
    days on market $80,000 Active 219 DOM
11. 2026-06-05
    days on market $80,000 Active 216 DOM
12. 2026-06-03
    days on market $80,000 Active 215 DOM
13. 2026-06-02
    days on market $80,000 Active 214 DOM
14. 2026-06-01
    days on market $80,000 Active 213 DOM
15. 2026-05-31
    days on market $80,000 Active 212 DOM
16. 2026-05-30
    pricedays on market $80,000 Active 211 DOM
17. 2026-04-22
    price $95,000 722-char remark

    Show marketing remark (722 chars)

    Step inside this nearly new 2023 manufactured home offering 1,216 square feet of modern comfort! This 3-bedroom, 2-bath home features an inviting open-concept layout that blends the living, dining, and kitchen spaces perfectly—ideal for everyday living or entertaining. The kitchen boasts contemporary finishes, generous cabinetry, and an island for extra seating or prep space. The spacious primary suite includes a private bath, while two additional bedrooms provide flexibility for guests, an office, or hobbies. Situated in an established park, this home offers the benefits of a quiet, mature setting with the convenience of low-maintenance living. Move right in and enjoy affordable, modern living at its best!

18. 2026-03-10
    price $105,000 722-char remark

    Show marketing remark (722 chars)

    Step inside this nearly new 2023 manufactured home offering 1,216 square feet of modern comfort! This 3-bedroom, 2-bath home features an inviting open-concept layout that blends the living, dining, and kitchen spaces perfectly—ideal for everyday living or entertaining. The kitchen boasts contemporary finishes, generous cabinetry, and an island for extra seating or prep space. The spacious primary suite includes a private bath, while two additional bedrooms provide flexibility for guests, an office, or hobbies. Situated in an established park, this home offers the benefits of a quiet, mature setting with the convenience of low-maintenance living. Move right in and enjoy affordable, modern living at its best!

19. 2025-10-31
    listed $113,500 Active 722-char remark

    Show marketing remark (722 chars)

    Step inside this nearly new 2023 manufactured home offering 1,216 square feet of modern comfort! This 3-bedroom, 2-bath home features an inviting open-concept layout that blends the living, dining, and kitchen spaces perfectly—ideal for everyday living or entertaining. The kitchen boasts contemporary finishes, generous cabinetry, and an island for extra seating or prep space. The spacious primary suite includes a private bath, while two additional bedrooms provide flexibility for guests, an office, or hobbies. Situated in an established park, this home offers the benefits of a quiet, mature setting with the convenience of low-maintenance living. Move right in and enjoy affordable, modern living at its best!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 13 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: $15,954
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$5,518
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$2,327
• Taxable loss: −$126
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $881/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: Aberdeen School District 06-1
• NCES district ID: 4602070
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $49,230
• Composite: 42.27/100
• National rank: #3273
• State rank: #33 of 59 in SD

Livability — Aberdeen

• Score: 81/100
• State rank: #7
• US rank: #1411

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brown County · 31,939 people
• City population: 31,939
• Metro: Aberdeen, SD
• Population (ZIP): 31,939
• Household income: $68,835
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 1220.0

Population outlook (Brown County) Hauer SSP2

• Today (2025): 43,830 people
• By 2030: 46,663 · +6.5%
• By 2040: 52,852 · +20.6%
• By 2050: 59,898 · +36.7%
• By 2075: 82,750 · +88.8%
• By 2100: 112,639 · +157.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 6% Native American 5% Hispanic / Latino 5% Asian 3%
• Common ancestry: Portuguese 12% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 4% · Canada, South Korea, Philippines
• Languages at home: 93% English-only · Spanish 3% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Brown

• 2024 margin: Strong R (+26.8) · D 35.6% · R 62.5% · Other 1.9%
• 2008→2024 swing: -32.4pp toward R · 2008: 5.6pp · 2024: -26.8pp
• All cycles: 2024: R+26.8 2020: R+23.0 2016: R+25.8 2012: R+6.7 2008: D+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -224.77%
• Current HPI: 185.713
• Rent YoY: —
• Metro: Aberdeen, 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

-16.3% since first listed

3 events — show timeline

• 2026-04-22 Price Changed $95,000 ABOR
• 2026-03-10 Price Changed $105,000 ABOR
• 2025-10-31 Listed $113,500 ABOR