106 W South St St · Badger, SD 57214

$89,900

2 bd · 2.0 ba · 1,758 sqft · Manufactured · 135 Days on market

Built 1996 Fair condition 6,598 sqft lot ↓ 18% since listing

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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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +6.1/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Enjoy small-town living in Badger, SD, with this large mobile home on its own lot, offering 1,758 sq ft, including multiple additions. The home features comfortable living areas filled with natural light, plus a charming solarium—perfect for relaxing year-round. Step outside to not one, but two decks ideal for entertaining or enjoying quiet mornings. A 2-stall garage provides ample storage and parking. This property blends indoor comfort with outdoor enjoyment, offering space, functionality, and versatility in a peaceful setting.

Key facts

• Charming solarium
• Natural light
• Two decks

Tags

• NATURAL LIGHT
• CHARMING SOLARIUM
• TWO DECKS
• AMPLE STORAGE
• PEACEFUL SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#260 in SD) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, crime F.
• Arlington School District 38-1 (rural): math 75% / reading 65% proficiency, ranked #3 of 148 in SD (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 2 active listings in the ZIP; 22 units permitted in Kingsbury County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• Kingsbury County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.19% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.60%
• DSCR: 1.47
• GRM: 7.0

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: 17.4%
• Equity multiple: 1.99×
• Total profit: $25,013
• Equity at exit: $40,423

10-year hold

• IRR: 18.9%
• Equity multiple: 3.75×
• Total profit: $69,226
• Equity at exit: $62,297

Cash invested: $25,172 (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 57214

• Active inventory: 2
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,068 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $222

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 74%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $89,900 Active 135 DOM
2. 2026-06-17
   days on market $89,900 Active 134 DOM
3. 2026-06-16
   days on market $89,900 Active 133 DOM
4. 2026-06-15
   days on market $89,900 Active 132 DOM
5. 2026-06-13
   days on market $89,900 Active 130 DOM
6. 2026-06-12
   days on market $89,900 Active 129 DOM
7. 2026-06-09
   days on market $89,900 Active 126 DOM
8. 2026-06-08
   days on market $89,900 Active 125 DOM
9. 2026-06-08
   days on market $89,900 Active 124 DOM
10. 2026-06-05
    days on market $89,900 Active 122 DOM
11. 2026-06-04
    days on market $89,900 Active 120 DOM
12. 2026-06-02
    days on market $89,900 Active 119 DOM
13. 2026-06-01
    days on market $89,900 Active 118 DOM
14. 2026-05-31
    days on market $89,900 Active 117 DOM
15. 2026-05-08
    status Active 541-char remark

    Show marketing remark (541 chars)

    Enjoy small-town living in Badger, SD, with this large mobile home on its own lot, offering 1,758 sq ft, including multiple additions. The home features comfortable living areas filled with natural light, plus a charming solarium—perfect for relaxing year-round. Step outside to not one, but two decks ideal for entertaining or enjoying quiet mornings. A 2-stall garage provides ample storage and parking. This property blends indoor comfort with outdoor enjoyment, offering space, functionality, and versatility in a peaceful setting.

16. 2026-04-17
    status Pending 541-char remark

    Show marketing remark (541 chars)

    Enjoy small-town living in Badger, SD, with this large mobile home on its own lot, offering 1,758 sq ft, including multiple additions. The home features comfortable living areas filled with natural light, plus a charming solarium—perfect for relaxing year-round. Step outside to not one, but two decks ideal for entertaining or enjoying quiet mornings. A 2-stall garage provides ample storage and parking. This property blends indoor comfort with outdoor enjoyment, offering space, functionality, and versatility in a peaceful setting.

17. 2026-04-10
    price $89,900 541-char remark

    Show marketing remark (541 chars)

    Enjoy small-town living in Badger, SD, with this large mobile home on its own lot, offering 1,758 sq ft, including multiple additions. The home features comfortable living areas filled with natural light, plus a charming solarium—perfect for relaxing year-round. Step outside to not one, but two decks ideal for entertaining or enjoying quiet mornings. A 2-stall garage provides ample storage and parking. This property blends indoor comfort with outdoor enjoyment, offering space, functionality, and versatility in a peaceful setting.

18. 2026-02-12
    price $99,900 541-char remark

    Show marketing remark (541 chars)

    Enjoy small-town living in Badger, SD, with this large mobile home on its own lot, offering 1,758 sq ft, including multiple additions. The home features comfortable living areas filled with natural light, plus a charming solarium—perfect for relaxing year-round. Step outside to not one, but two decks ideal for entertaining or enjoying quiet mornings. A 2-stall garage provides ample storage and parking. This property blends indoor comfort with outdoor enjoyment, offering space, functionality, and versatility in a peaceful setting.

19. 2026-01-13
    listed $109,900 Active 541-char remark

    Show marketing remark (541 chars)

    Enjoy small-town living in Badger, SD, with this large mobile home on its own lot, offering 1,758 sq ft, including multiple additions. The home features comfortable living areas filled with natural light, plus a charming solarium—perfect for relaxing year-round. Step outside to not one, but two decks ideal for entertaining or enjoying quiet mornings. A 2-stall garage provides ample storage and parking. This property blends indoor comfort with outdoor enjoyment, offering space, functionality, and versatility in a peaceful setting.

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 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: $12,816
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$2,615
• Taxable income: $1,316
• Est. tax owed @ 24.0%: −$316
• After-tax cash flow: $2,353/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 renovations to improve its condition and increase its value. Focus on updating the kitchen and bathrooms, and repairing the exterior siding.

Repairs flagged

• Major exterior siding — Significant damage and wear
• Moderate kitchen cabinets — Older style, dated appearance
• Moderate bathroom fixtures — Old-style, dated appearance
• Minor flooring — Some wear, could be replaced

Value-add opportunities

• Both update kitchen cabinets and countertops — Modernizing the kitchen would improve both resale and rental value
• Both update bathroom fixtures and tile — Modernizing the bathrooms would improve both resale and rental value
• Both paint exterior and replace siding — Updating the exterior would improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant damage and wear	Major	$15,000–50,000
kitchen cabinets · Older style, dated appearance	Moderate	$3,000–15,000
bathroom fixtures · Old-style, dated appearance	Moderate	$3,000–15,000
flooring · Some wear, could be replaced	Minor	$500–3,000
Total estimated repair cost · 4 items		$21,500–83,000

Value-add ROI direction

• Both update kitchen cabinets and countertops — Modernizing the kitchen would improve both resale and rental value ↑
• Both update bathroom fixtures and tile — Modernizing the bathrooms would improve both resale and rental value ↑
• Both paint exterior and replace siding — Updating the exterior would improve both resale and rental 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: Arlington School District 38-1
• NCES district ID: 4603720
• Math proficiency: 75% ▲ 10.00%
• Reading proficiency: 65% ▬ 0.00%
• Median HH income: $51,946
• Composite: 60.77/100
• National rank: #1646
• State rank: #3 of 148 in SD

Livability — Badger

• Score: 59/100
• State rank: #260
• US rank: #19852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Badger, SD
• Population (ZIP): 171

Population outlook (Kingsbury County) Hauer SSP2

• Today (2025): 4,819 people
• By 2030: 4,734 · -1.8%
• By 2040: 4,597 · -4.6%
• By 2050: 4,558 · -5.4%
• By 2075: 5,037 · +4.5%
• By 2100: 5,863 · +21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Portuguese 50% English 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Kingsbury

• 2024 margin: Solid R (+43.9) · D 27.1% · R 71.0% · Other 1.9%
• 2008→2024 swing: -38.2pp toward R · 2008: -5.7pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+39.0 2016: R+38.3 2012: R+13.8 2008: R+5.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-18.2% since first listed

5 events — show timeline

• 2026-05-08 Relisted — REALTOR® Association of the Sioux Empire
• 2026-04-17 Pending — REALTOR® Association of the Sioux Empire
• 2026-04-10 Price Changed $89,900 REALTOR® Association of the Sioux Empire
• 2026-02-12 Price Changed $99,900 REALTOR® Association of the Sioux Empire
• 2026-01-13 Listed $109,900 REALTOR® Association of the Sioux Empire