3855 Cambell St · Rapid City, SD 57701

$39,000

2 bd · 2.0 ba · 924 sqft · Manufactured · 4 Days on market

Manufactured home Built 1976 ↓ 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
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Listed by Ryan Klima - 605-490-0796, This beautifully remodeled 3-bedroom, 2-bath mobile home offers the perfect blend of comfort and space. Step inside to find generously sized rooms throughout, featuring brand-new carpet and stylish new cabinetry that give the home a fresh, modern feel. Situated on a large corner lot, the property provides plenty of outdoor space, including a spacious deck—perfect for relaxing or entertaining. Pet owners will appreciate the convenient dog run, while the additional shed offers great storage for tools and equipment. This move-in-ready home is a fantastic opportunity you won’t want to miss. Owner is a South Dakota licensed Realtor.

Key facts

• Single level living
• Move in ready
• Updated plumbing

Tags

• MOVE IN READY
• SINGLE LEVEL LIVING
• KITCHEN APPLIANCES INCLUDED
• WINDOW A C UNITS INCLUDED
• PREMIUM DUCK COAT ROOF SEALANT
• UPDATED PLUMBING

Property features AI

Exterior

• Home design: Manufactured home; Residential property
• Construction: Frame construction; Metal roof
• Exterior features: Covered patio/porch; Chain link fencing; Shed(s)

Interior

• Kitchen: Gas Range; Gas Oven; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Natural gas heating
• Interior features: Gas Range; Gas Oven; Refrigerator
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $39k.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($963 rent vs $39k).
• Cap rate 21.6% vs local median 2.5% in Rapid City — 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 (#34 in SD, #4,720 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, commute F.
• Rapid City Area School District 51-4 (urban): math 34% / reading 46% proficiency, ranked #50 of 59 in SD (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Robbinsdale Elementary - 14 (math 17% / reading 27%, grade F, #228 of 253 statewide, top 92%, 359 students, 100% FRL); South Middle School - 36 (math 23% / reading 37%, grade F, #125 of 143 statewide, top 87%, 553 students, 47% FRL); Central High School - 41 (math 35% / reading 61%, grade D, #106 of 151 statewide, top 71%, 1,768 students, 37% FRL) — zoned schools average 61% FRL vs 36% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.7%/yr); 217 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,181 units permitted in Pennington County in 2024 (715 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $270 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Pennington County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.7% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 9y ago; this cycle's ask has dropped $28k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,000

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.47% ✓
• Cap rate: 21.55%
• Cash-on-cash: 54.49%
• DSCR: 3.42
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.71% rent growth · sell at horizon

5-year hold

• IRR: 51.2%
• Equity multiple: 3.20×
• Total profit: $24,041
• Equity at exit: $5,815

10-year hold

• IRR: 56.1%
• Equity multiple: 6.19×
• Total profit: $56,716
• Equity at exit: $3,372

Cash invested: $10,920 (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 57701

• Rents YoY: 1.7%
• Active inventory: 217
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $963 high
• Mortgage (P&I): −$205
• Tax from tax record: −$44 /mo · $532/yr
• Insurance: −$16
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $496

Break-even live

Break-even rent $336

Max offer price $39,000

Occupancy floor 44%

Sensitivity live

Price	-10% $518	-5% $507	+0% $496	+5% $485	+10% $474
Rent	-10% $420	-5% $458	+0% $496	+5% $534	+10% $572
Rate	-1.0pp $516	-0.5pp $506	base $496	+0.5pp $486	+1.0pp $476

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1330 E Minnesota St Unit 207 Rapid City, SD	1.0	1.0	660	$1,075	$1.63	23d	1	0.17mi
3335 Palm Dr Rapid City, SD	2.0	1.0	900	$1,250	$1.39	23d	1	0.37mi
809 E Minnesota St Rapid City, SD	2.0–3.0	1.0–2.0	1134	$1,150	$1.01	23d	5	0.48mi
4205 Elm Ave Rapid City, SD	1.0–3.0	1.0–2.0	1031	$1,170	$1.13	23d	3	0.69mi
415 E Minnesota St Rapid City, SD	1.0–3.0	1.0–2.0	1009	$1,072	$1.06	23d	1	0.70mi
426 E Fairmont Blvd Rapid City, SD	3.0	2.0	990	$999	$1.01	23d	1	0.77mi
4924 Shelby Ave Rapid City, SD	1.0–3.0	1.0–2.0	1002	$1,950	$1.95	23d	4	1.10mi
5102 Shelby Ave Rapid City, SD	3.0	1.0–2.0	843	$1,708	$2.02	23d	18	1.15mi
5053 Shelby Ave Rapid City, SD	1.0–3.0	1.0–2.0	918	$1,538	$1.67	23d	12	1.19mi
4454 Bruins Way Rapid City, SD	1.0–2.0	1.0	741	$1,399	$1.89	23d	1	1.26mi
4823 5th St Apt 8 Rapid City, SD	1.0	1.0	744	$1,265	$1.70	23d	1	1.42mi
4821 5th St Unit 6 Rapid City, SD	1.0	1.0	744	$1,265	$1.70	23d	1	1.43mi
4809 5th St Unit 1 Rapid City, SD	1.0	1.0	744	$1,265	$1.70	23d	1	1.43mi
4805 5th St Unit 13 Rapid City, SD	1.0	1.0	744	$1,265	$1.70	23d	1	1.43mi
4817 5th St Unit 13 Rapid City, SD	1.0	1.0	744	$1,265	$1.70	23d	1	1.43mi
4825 5th St Unit 8 Rapid City, SD	1.0	1.0	744	$1,265	$1.70	23d	1	1.44mi

Listing history 50 events

1. 2026-06-21
   days on market $39,000 Active 4 DOM
2. 2026-06-19
   days on market $39,000 Active 2 DOM
3. 2026-06-17
   pricestatusdays on marketlisting id $39,000 Active 1 DOM
4. 2026-06-16
   days on market $67,000 Active Under Contract 35 DOM
5. 2026-06-15
   days on market $67,000 Active Under Contract 34 DOM
6. 2026-06-14
   days on market $67,000 Active Under Contract 32 DOM
7. 2026-06-13
   days on market $67,000 Active Under Contract 31 DOM
8. 2026-06-10
   days on market $67,000 Active Under Contract 29 DOM
9. 2026-06-09
   days on market $67,000 Active Under Contract 28 DOM
10. 2026-06-08
    days on market $67,000 Active Under Contract 27 DOM
11. 2026-06-07
    days on market $67,000 Active Under Contract 26 DOM
12. 2026-06-05
    days on market $67,000 Active Under Contract 23 DOM
13. 2026-06-03
    status $67,000 Active Under Contract 21 DOM
14. 2026-06-02
    days on market $67,000 Active 21 DOM
15. 2026-06-01
    days on market $67,000 Active 20 DOM
16. 2026-05-31
    days on market $67,000 Active 19 DOM
17. 2026-05-30
    days on market $67,000 Active 18 DOM
18. 2026-05-12
    listed $67,000 Active
19. 2026-05-11
    price $86,000 685-char remark

    Show marketing remark (685 chars)

    Listed by Ryan Klima - 605-490-0796, This beautifully remodeled 3-bedroom, 2-bath mobile home offers the perfect blend of comfort and space. Step inside to find generously sized rooms throughout, featuring brand-new carpet and stylish new cabinetry that give the home a fresh, modern feel. Situated on a large corner lot, the property provides plenty of outdoor space, including a spacious deck—perfect for relaxing or entertaining. Pet owners will appreciate the convenient dog run, while the additional shed offers great storage for tools and equipment. This move-in-ready home is a fantastic opportunity you won’t want to miss. Owner is a South Dakota licensed Realtor.

20. 2026-04-25
    price $89,000 685-char remark

    Show marketing remark (685 chars)

    Listed by Ryan Klima - 605-490-0796, This beautifully remodeled 3-bedroom, 2-bath mobile home offers the perfect blend of comfort and space. Step inside to find generously sized rooms throughout, featuring brand-new carpet and stylish new cabinetry that give the home a fresh, modern feel. Situated on a large corner lot, the property provides plenty of outdoor space, including a spacious deck—perfect for relaxing or entertaining. Pet owners will appreciate the convenient dog run, while the additional shed offers great storage for tools and equipment. This move-in-ready home is a fantastic opportunity you won’t want to miss. Owner is a South Dakota licensed Realtor.

21. 2026-04-07
    price $84,000 685-char remark

    Show marketing remark (605 chars)

    This beautifully remodeled 3-bedroom, 2-bath mobile home offers the perfect blend of comfort and space. Step inside to find generously sized rooms throughout, featuring brand-new carpet and stylish new cabinetry that give the home a fresh, modern feel. Situated on a large corner lot, the property provides plenty of outdoor space, including a spacious deck—perfect for relaxing or entertaining. Pet owners will appreciate the convenient dog run, while the additional shed offers great storage for tools and equipment. This move-in-ready home is a fantastic opportunity you won’t want to miss.

22. 2026-04-07
    listed $84,000,000 Active 685-char remark

    Show marketing remark (605 chars)

    This beautifully remodeled 3-bedroom, 2-bath mobile home offers the perfect blend of comfort and space. Step inside to find generously sized rooms throughout, featuring brand-new carpet and stylish new cabinetry that give the home a fresh, modern feel. Situated on a large corner lot, the property provides plenty of outdoor space, including a spacious deck—perfect for relaxing or entertaining. Pet owners will appreciate the convenient dog run, while the additional shed offers great storage for tools and equipment. This move-in-ready home is a fantastic opportunity you won’t want to miss.

23. 2026-04-07
    price $78,000 605-char remark

    Show marketing remark (605 chars)

    This beautifully remodeled 3-bedroom, 2-bath mobile home offers the perfect blend of comfort and space. Step inside to find generously sized rooms throughout, featuring brand-new carpet and stylish new cabinetry that give the home a fresh, modern feel. Situated on a large corner lot, the property provides plenty of outdoor space, including a spacious deck—perfect for relaxing or entertaining. Pet owners will appreciate the convenient dog run, while the additional shed offers great storage for tools and equipment. This move-in-ready home is a fantastic opportunity you won’t want to miss.

24. 2026-04-07
    soldstatus $40,000 Closed 605-char remark

    Show marketing remark (605 chars)

    This beautifully remodeled 3-bedroom, 2-bath mobile home offers the perfect blend of comfort and space. Step inside to find generously sized rooms throughout, featuring brand-new carpet and stylish new cabinetry that give the home a fresh, modern feel. Situated on a large corner lot, the property provides plenty of outdoor space, including a spacious deck—perfect for relaxing or entertaining. Pet owners will appreciate the convenient dog run, while the additional shed offers great storage for tools and equipment. This move-in-ready home is a fantastic opportunity you won’t want to miss.

25. 2026-04-06
    price $84,000 605-char remark

    Show marketing remark (605 chars)

    This beautifully remodeled 3-bedroom, 2-bath mobile home offers the perfect blend of comfort and space. Step inside to find generously sized rooms throughout, featuring brand-new carpet and stylish new cabinetry that give the home a fresh, modern feel. Situated on a large corner lot, the property provides plenty of outdoor space, including a spacious deck—perfect for relaxing or entertaining. Pet owners will appreciate the convenient dog run, while the additional shed offers great storage for tools and equipment. This move-in-ready home is a fantastic opportunity you won’t want to miss.

26. 2025-09-03
    listed $78,000 Active 605-char remark

    Show marketing remark (605 chars)

    This beautifully remodeled 3-bedroom, 2-bath mobile home offers the perfect blend of comfort and space. Step inside to find generously sized rooms throughout, featuring brand-new carpet and stylish new cabinetry that give the home a fresh, modern feel. Situated on a large corner lot, the property provides plenty of outdoor space, including a spacious deck—perfect for relaxing or entertaining. Pet owners will appreciate the convenient dog run, while the additional shed offers great storage for tools and equipment. This move-in-ready home is a fantastic opportunity you won’t want to miss.

27. 2025-08-07
    soldstatus $63,900 Closed
28. 2025-06-28
    price $64,900
29. 2025-06-12
    listed $67,000 Active
30. 2025-05-07
    price $67,750
31. 2025-03-14
    listed $69,900 Active
32. 2025-03-06
    price $72,500
33. 2025-02-01
    listed $74,900 Active
34. 2024-10-09
    soldstatus $64,000 Closed
35. 2024-09-02
    historical Active Under Contract
36. 2024-08-28
    listed $69,900 Active
37. 2024-08-01
    soldstatus $60,000 Closed
38. 2024-07-08
    historical Active Under Contract
39. 2024-07-01
    listed $65,000 Active
40. 2024-05-22
    soldstatus $56,000 Closed
41. 2024-04-30
    historical Active Under Contract
42. 2024-04-11
    price $69,900
43. 2024-03-01
    status Active
44. 2024-02-17
    historical Active Under Contract
45. 2023-12-16
    listed $74,900 Active
46. 2023-05-08
    soldstatus $119,000 Closed
47. 2023-03-25
    historical Active Under Contract
48. 2023-02-13
    price $119,900
49. 2023-01-15
    listed $129,900 Active
50. 2022-04-18
    soldstatus $59,000

ⓘ 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: $532 · $44/mo
• Projected year-2 tax: $532 · $44/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 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,559
• − Mortgage interest: −$2,185
• − Property taxes: −$532
• − Insurance: −$195
• − Repairs & maintenance: −$925
• − Management: −$925
• − Depreciation: −$1,135
• Taxable income: $5,664
• Est. tax owed @ 24.0%: −$1,359
• After-tax cash flow: $4,591/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: Rapid City Area School District 51-4
• NCES district ID: 4659820
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $50,145
• Composite: 34.47/100
• National rank: #5189
• State rank: #50 of 59 in SD

Livability — Rapid City

• Score: 74/100
• State rank: #34
• US rank: #4720

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rapid City, SD
• County: Pennington County · 99,403 people
• City population: 99,403
• Metro: Rapid City, SD
• Population (ZIP): 45,795
• Household income: $56,461
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1646.0

Population outlook (Pennington County) Hauer SSP2

• Today (2025): 125,504 people
• By 2030: 133,370 · +6.3%
• By 2040: 147,505 · +17.5%
• By 2050: 160,507 · +27.9%
• By 2075: 197,585 · +57.4%
• By 2100: 241,736 · +92.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Native American 11% Two or more races 11% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 7% Lithuanian 4% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1%

Political lean MEDSL · Pennington

• 2024 margin: Strong R (+26.4) · D 35.4% · R 61.9% · Other 2.7%
• 2008→2024 swing: -5.3pp toward R · 2008: -21.2pp · 2024: -26.4pp
• All cycles: 2024: R+26.4 2020: R+25.1 2016: R+33.0 2012: R+29.5 2008: R+21.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -189.12%
• Current HPI: 222.9041
• Rent YoY: ▲ 1.71%
• Metro: Rapid City, 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

-16.1% since first listed

38 events — show timeline

• 2026-05-12 Listed $67,000 MRAOR
• 2026-05-11 Price Changed $86,000 MRAOR
• 2026-04-25 Price Changed $89,000 MRAOR
• 2026-04-07 Price Changed $84,000 MRAOR
• 2026-04-07 Listed $84,000,000 MRAOR
• 2026-04-07 Price Changed $78,000 MRAOR
• 2026-04-07 Sold (MLS) $40,000 MRAOR
• 2026-04-06 Price Changed $84,000 MRAOR
• 2025-09-03 Listed $78,000 MRAOR
• 2025-08-07 Sold (MLS) $63,900 BHMLS
• 2025-06-28 Price Changed $64,900 BHMLS
• 2025-06-12 Listed $67,000 BHMLS
• 2025-05-07 Price Changed $67,750 BHMLS
• 2025-03-14 Listed $69,900 BHMLS
• 2025-03-06 Price Changed $72,500 BHMLS
• 2025-02-01 Listed $74,900 BHMLS
• 2024-10-09 Sold (MLS) $64,000 BHMLS
• 2024-09-02 Contingent — BHMLS
• 2024-08-28 Listed $69,900 BHMLS
• 2024-08-01 Sold (MLS) $60,000 BHMLS
• 2024-07-08 Contingent — BHMLS
• 2024-07-01 Listed $65,000 BHMLS
• 2024-05-22 Sold (MLS) $56,000 BHMLS
• 2024-04-30 Contingent — BHMLS
• 2024-04-11 Price Changed $69,900 BHMLS
• 2024-03-01 Relisted — BHMLS
• 2024-02-17 Contingent — BHMLS
• 2023-12-16 Listed $74,900 BHMLS
• 2023-05-08 Sold (MLS) $119,000 BHMLS
• 2023-03-25 Contingent — BHMLS
• 2023-02-13 Price Changed $119,900 BHMLS
• 2023-01-15 Listed $129,900 BHMLS
• 2022-04-18 Sold (MLS) $59,000 BHMLS
• 2022-04-01 Listed $65,000 BHMLS
• 2020-12-29 Sold (MLS) $34,000 BHMLS
• 2020-10-26 Listed $40,000 BHMLS
• 2018-02-26 Sold (MLS) $77,500 BHMLS
• 2017-12-05 Listed $79,900 BHMLS

Property tax history

+4.1%/yr

Latest (2025): $532 · -6.2% YoY. Source: county tax records.