833 E Duke St #86 · Vermillion, SD 57069

$54,900

3 bd · 2.0 ba · 1,056 sqft · Other public records · 121 Days on market

Built 2021 Fair condition $52/sqft · 137% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A 2021 mobile home featuring 3 bedrooms and 2 full bathrooms with a spacious open floor plan. The living area flows seamlessly into the kitchen, complete with gorgeous cabinetry and ample storage. Stove, dishwasher and refrigerator included in sale. The primary suite offers a private full bath, with two additional bedrooms across the house and a second full bathroom. New shed built in 2025 provides additional storage space. Buyer must contact park management prior to purchase for approval.

Key facts

• Open floor plan
• Private full bath
• Gorgeous cabinetry

Tags

• OPEN FLOOR PLAN
• GORGEOUS CABINETRY
• AMPLE STORAGE
• PRIVATE FULL BATH
• ADDITIONAL STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $48,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
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: 1.98% ✓
• Cap rate: 17.10%
• Cash-on-cash: 38.60%
• DSCR: 2.72
• GRM: 4.2

CMA / ARV

• ARV (median comp): $23,166
• List price: $54,900
• Delta: 136.99%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 34.7%
• Equity multiple: 2.47×
• Total profit: $22,603
• Equity at exit: $8,186

10-year hold

• IRR: 41.6%
• Equity multiple: 4.92×
• Total profit: $60,263
• Equity at exit: $4,747

Cash invested: $15,372 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,087 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $494

Break-even live

Break-even rent $462

Max offer price $54,900

Occupancy floor 50%

Sensitivity live

Price	-10% $526	-5% $510	+0% $494	+5% $479	+10% $463
Rent	-10% $409	-5% $451	+0% $494	+5% $537	+10% $580
Rate	-1.0pp $522	-0.5pp $508	base $494	+0.5pp $480	+1.0pp $466

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	44d	1	0.57mi
1000 N Dakota St Vermillion, SD	2.0	2.0	790	$756	$0.96	44d	1	0.57mi
105 E Dartmouth St Vermillion, SD	2.0	1.0	700	$900	$1.29	44d	1	0.64mi

Listing history 20 events

1. 2026-06-19
   days on market $54,900 Active 121 DOM
2. 2026-06-18
   days on market $54,900 Active 120 DOM
3. 2026-06-17
   days on market $54,900 Active 119 DOM
4. 2026-06-16
   days on market $54,900 Active 118 DOM
5. 2026-06-15
   days on market $54,900 Active 117 DOM
6. 2026-06-14
   days on market $54,900 Active 115 DOM
7. 2026-06-12
   days on market $54,900 Active 114 DOM
8. 2026-06-09
   days on market $54,900 Active 111 DOM
9. 2026-06-08
   days on market $54,900 Active 110 DOM
10. 2026-06-07
    days on market $54,900 Active 109 DOM
11. 2026-06-05
    days on market $54,900 Active 107 DOM
12. 2026-06-04
    days on market $54,900 Active 105 DOM
13. 2026-06-02
    days on market $54,900 Active 104 DOM
14. 2026-06-01
    days on market $54,900 Active 103 DOM
15. 2026-05-31
    days on market $54,900 Active 102 DOM
16. 2026-05-31
    days on market $54,900 Active 101 DOM
17. 2026-02-17
    listed $54,900 Active 494-char remark

    Show marketing remark (494 chars)

    A 2021 mobile home featuring 3 bedrooms and 2 full bathrooms with a spacious open floor plan. The living area flows seamlessly into the kitchen, complete with gorgeous cabinetry and ample storage. Stove, dishwasher and refrigerator included in sale. The primary suite offers a private full bath, with two additional bedrooms across the house and a second full bathroom. New shed built in 2025 provides additional storage space. Buyer must contact park management prior to purchase for approval.

18. 2023-05-16
    soldstatus $45,077
19. 2022-07-28
    soldstatus $35,769
20. 2021-08-31
    soldstatus $32,193

ⓘ 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: $646 · $54/mo
• Projected year-2 tax: $719 · $60/mo
• Expected delta: +$73/yr (+$6/mo · 11.3%)

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

Taxation est. · year 1

• Rental income: $13,049
• − Mortgage interest: −$3,075
• − Property taxes: −$646
• − Insurance: −$274
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$1,597
• Taxable income: $5,368
• Est. tax owed @ 24.0%: −$1,288
• After-tax cash flow: $4,645/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance, including siding repair, flooring replacement, and paint touch-up. These updates will significantly improve its curb appeal and interior aesthetics, increasing its resale and rental value.

Repairs flagged

• Major Siding repair — Significant damage and discoloration.
• Major Flooring replacement — Worn-out carpet in multiple areas.
• Minor Paint touch-up — Peeling paint in some areas.
• Minor Kitchen countertop replacement — Worn-out countertops.
• Minor Bathroom tile replacement — Some wear on tiles and fixtures.
• Minor Landscaping — Overgrown lawn and unkempt landscaping around the home.

Value-add opportunities

• Both Siding repair — Improves curb appeal and home value.
• Both Flooring replacement — Enhances interior aesthetics and value.
• Both Paint touch-up — Enhances interior aesthetics and value.
• Both Kitchen countertop replacement — Enhances functionality and value.
• Both Bathroom tile replacement — Enhances functionality and value.
• Both Landscaping — Enhances curb appeal and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding repair · Significant damage and discoloration.	Major	$15,000–50,000
Flooring replacement · Worn-out carpet in multiple areas.	Major	$15,000–50,000
Paint touch-up · Peeling paint in some areas.	Minor	$500–3,000
Kitchen countertop replacement · Worn-out countertops.	Minor	$500–3,000
Bathroom tile replacement · Some wear on tiles and fixtures.	Minor	$500–3,000
Landscaping · Overgrown lawn and unkempt landscaping around the home.	Minor	$500–3,000
Total estimated repair cost · 6 items		$32,000–112,000

Value-add ROI direction

• Both Siding repair — Improves curb appeal and home value. ↑
• Both Flooring replacement — Enhances interior aesthetics and value. ↑
• Both Paint touch-up — Enhances interior aesthetics and value. ↑
• Both Kitchen countertop replacement — Enhances functionality and value. ↑
• Both Bathroom tile replacement — Enhances functionality and value. ↑
• Both Landscaping — Enhances curb appeal and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+70.5% since first listed

4 events — show timeline

• 2026-02-17 Listed $54,900 NWIA
• 2023-05-16 Sold (Public Records) $45,077 Public Records
• 2022-07-28 Sold (Public Records) $35,769 Public Records
• 2021-08-31 Sold (Public Records) $32,193 Public Records

Property tax history

-11.0%/yr

Latest (2025): $646 · -40.0% YoY. Source: county tax records.