113 N Case Dr · Pierre, SD 57501

$110,000

3 bd · 2.0 ba · 1,792 sqft · Other public records · 1 Days on market

Built 2005

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2005 Manufactured Home with NO LOT RENT! This home is on a foundation and qualifies for SD Housing. A ton of space, large open kitchen, office and Master suite. Seller offering a $1,000 carpet allowance to buyer at a successful closing.

Key facts

• Small deck
• Patio doors
• Laundry room

Tags

• SKYLIGHTS
• LAUNDRY ROOM
• DINING ROOM
• KITCHEN
• PATIO DOORS
• SMALL DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 11.0% vs local median 3.4% in Pierre — 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 74/100 on livability (#31 in SD, #4,502 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, crime F, amenities F.
• Pierre School District 32-2 (town): math 47% / reading 54% proficiency, ranked #24 of 59 in SD (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 129 active listings in the ZIP; solid renter incomes; 135 units permitted in Hughes County in 2024 (115 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hughes County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $110,000

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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.37% ✓
• Cap rate: 10.96%
• Cash-on-cash: 16.67%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.8%
• Equity multiple: 1.31×
• Total profit: $9,455
• Equity at exit: $16,401

10-year hold

• IRR: 17.1%
• Equity multiple: 2.41×
• Total profit: $43,431
• Equity at exit: $9,511

Cash invested: $30,800 (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 57501

• Active inventory: 129
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,509 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$141 /mo · $1,696/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $428

Break-even live

Break-even rent $967

Max offer price $110,000

Occupancy floor 67%

Sensitivity live

Price	-10% $490	-5% $459	+0% $428	+5% $397	+10% $366
Rent	-10% $309	-5% $368	+0% $428	+5% $488	+10% $547
Rate	-1.0pp $483	-0.5pp $456	base $428	+0.5pp $399	+1.0pp $370

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-06-19
   listed $110,000 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: $1,696 · $141/mo
• Projected year-2 tax: $1,696 · $141/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

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,105
• − Mortgage interest: −$6,162
• − Property taxes: −$1,696
• − Insurance: −$550
• − Repairs & maintenance: −$1,448
• − Management: −$1,448
• − Depreciation: −$3,200
• Taxable income: $3,601
• Est. tax owed @ 24.0%: −$864
• After-tax cash flow: $4,271/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: Pierre School District 32-2
• NCES district ID: 4655260
• Math proficiency: 47% ▼ -6.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $57,931
• Composite: 43.93/100
• National rank: #2909
• State rank: #24 of 59 in SD

Livability — Pierre

• Score: 74/100
• State rank: #31
• US rank: #4502

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pierre, SD
• County: Hughes County · 17,326 people
• City population: 17,326
• Metro: Pierre, SD
• Population (ZIP): 17,326
• Household income: $81,791
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 226.0

Population outlook (Hughes County) Hauer SSP2

• Today (2025): 18,429 people
• By 2030: 18,861 · +2.3%
• By 2040: 19,778 · +7.3%
• By 2050: 20,979 · +13.8%
• By 2075: 27,077 · +46.9%
• By 2100: 36,716 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Native American 11% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Portuguese 12% Iranian 4% Romanian 2%
• Foreign-born: 1% · Vietnam, Canada
• Languages at home: 96% English-only · Spanish 2% Vietnamese 1%

Political lean MEDSL · Hughes

• 2024 margin: Solid R (+30.1) · D 33.6% · R 63.8% · Other 2.6%
• 2008→2024 swing: -3.4pp toward R · 2008: -26.7pp · 2024: -30.1pp
• All cycles: 2024: R+30.1 2020: R+29.4 2016: R+33.4 2012: R+29.8 2008: R+26.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.77%
• Current HPI: 198.7322
• Rent YoY: —
• Metro: Pierre, 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

+0.0% since first listed

8 events — show timeline

• 2026-06-19 Listed $110,000 FSBO.com
• 2019-04-29 Sold (Public Records) $112,000 Public Records
• 2019-04-29 Sold (MLS) $112,000 CSDBR
• 2018-05-15 Listed $112,000 CSDBR
• 2016-06-01 Sold (Public Records) $106,000 Public Records
• 2016-05-31 Sold (MLS) $106,000 CSDBR
• 2016-03-17 Listed $115,000 CSDBR
• 2014-03-25 Listed $110,000 CSDBR

Property tax history

+1.5%/yr

Latest (2025): $1,696 · +0.2% YoY. Source: county tax records.