117 Sid St · Aten, NE 57078

$59,900

3 bd · 1.0 ba · 924 sqft · Manufactured public records · 106 Days on market

Built 1982

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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 +4.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute and well maintained 3 bedroom 1 bath mobile home located in a mobile home park just minutes from Lewis & Clark Lake. This home features several interior updates along with a new roof and central air unit, offering added comfort and peace of mind. The efficient floor plan provides comfortable living, and the property also includes a detached single stall garage and storage shed for extra storage or lake gear. Whether you're looking for an affordable year round home or a convenient place near the lake, this property is worth a look!

Key facts

• Storage shed
• Central air unit
• Interior updates

Tags

• INTERIOR UPDATES
• NEW ROOF
• CENTRAL AIR UNIT
• DETACHED SINGLE STALL GARAGE
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 46/100 on livability (#549 in NE) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety D, amenities F, commute F.
• Yankton School District 63-3 (town): math 49% / reading 60% proficiency, ranked #17 of 59 in SD (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 179 units permitted in Yankton County in 2024 (130 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Yankton County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.79% ✓
• Cap rate: 14.97%
• Cash-on-cash: 31.00%
• DSCR: 2.38
• GRM: 4.7

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: 25.8%
• Equity multiple: 2.07×
• Total profit: $17,909
• Equity at exit: $8,931

10-year hold

• IRR: 33.5%
• Equity multiple: 4.05×
• Total profit: $51,199
• Equity at exit: $5,179

Cash invested: $16,772 (down + closing). Projections, not guarantees.

Monthly cashflow live

• Estimated rent: $1,073 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $433

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 55%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $59,900 Active 106 DOM
2. 2026-06-17
   days on market $59,900 Active 105 DOM
3. 2026-06-16
   days on market $59,900 Active 104 DOM
4. 2026-06-15
   days on market $59,900 Active 103 DOM
5. 2026-06-13
   days on market $59,900 Active 101 DOM
6. 2026-06-12
   days on market $59,900 Active 100 DOM
7. 2026-06-09
   days on market $59,900 Active 97 DOM
8. 2026-06-08
   days on market $59,900 Active 96 DOM
9. 2026-06-08
   days on market $59,900 Active 95 DOM
10. 2026-06-05
    days on market $59,900 Active 93 DOM
11. 2026-06-04
    days on market $59,900 Active 91 DOM
12. 2026-06-02
    days on market $59,900 Active 90 DOM
13. 2026-06-01
    days on market $59,900 Active 89 DOM
14. 2026-05-31
    days on market $59,900 Active 88 DOM
15. 2026-04-16
    price $59,900 547-char remark

    Show marketing remark (547 chars)

    Cute and well maintained 3 bedroom 1 bath mobile home located in a mobile home park just minutes from Lewis & Clark Lake. This home features several interior updates along with a new roof and central air unit, offering added comfort and peace of mind. The efficient floor plan provides comfortable living, and the property also includes a detached single stall garage and storage shed for extra storage or lake gear. Whether you're looking for an affordable year round home or a convenient place near the lake, this property is worth a look!

16. 2026-03-04
    listed $65,000 Active 547-char remark

    Show marketing remark (547 chars)

    Cute and well maintained 3 bedroom 1 bath mobile home located in a mobile home park just minutes from Lewis & Clark Lake. This home features several interior updates along with a new roof and central air unit, offering added comfort and peace of mind. The efficient floor plan provides comfortable living, and the property also includes a detached single stall garage and storage shed for extra storage or lake gear. Whether you're looking for an affordable year round home or a convenient place near the lake, this property is worth a look!

17. 2024-03-01
    soldstatus $40,000 Closed 446-char remark

    Show marketing remark (446 chars)

    Ready to live the simple life?? Check out this 3 bed 1 bath mobile home at Lakeside Mobile Home Park, just minutes away from Lewis & Clark Lake! In the last 5 years this home has gotten new windows, new doors, new roof, new skirting, new furnace AND a new gas stove. Flooring, paint and deck were updated in 2020. Lot rent is $325/month and includes road maintenance and trash removal. Make this your next home, OR your home away from home!

18. 2024-02-06
    status Pending 446-char remark

    Show marketing remark (446 chars)

    Ready to live the simple life?? Check out this 3 bed 1 bath mobile home at Lakeside Mobile Home Park, just minutes away from Lewis & Clark Lake! In the last 5 years this home has gotten new windows, new doors, new roof, new skirting, new furnace AND a new gas stove. Flooring, paint and deck were updated in 2020. Lot rent is $325/month and includes road maintenance and trash removal. Make this your next home, OR your home away from home!

19. 2024-01-04
    status Active 446-char remark

    Show marketing remark (446 chars)

    Ready to live the simple life?? Check out this 3 bed 1 bath mobile home at Lakeside Mobile Home Park, just minutes away from Lewis & Clark Lake! In the last 5 years this home has gotten new windows, new doors, new roof, new skirting, new furnace AND a new gas stove. Flooring, paint and deck were updated in 2020. Lot rent is $325/month and includes road maintenance and trash removal. Make this your next home, OR your home away from home!

20. 2023-12-23
    status Pending 446-char remark

    Show marketing remark (446 chars)

    Ready to live the simple life?? Check out this 3 bed 1 bath mobile home at Lakeside Mobile Home Park, just minutes away from Lewis & Clark Lake! In the last 5 years this home has gotten new windows, new doors, new roof, new skirting, new furnace AND a new gas stove. Flooring, paint and deck were updated in 2020. Lot rent is $325/month and includes road maintenance and trash removal. Make this your next home, OR your home away from home!

21. 2023-12-07
    listed $45,000 Active 446-char remark

    Show marketing remark (446 chars)

    Ready to live the simple life?? Check out this 3 bed 1 bath mobile home at Lakeside Mobile Home Park, just minutes away from Lewis & Clark Lake! In the last 5 years this home has gotten new windows, new doors, new roof, new skirting, new furnace AND a new gas stove. Flooring, paint and deck were updated in 2020. Lot rent is $325/month and includes road maintenance and trash removal. Make this your next home, OR your home away from home!

ⓘ 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

• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,870
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,030
• − Management: −$1,030
• − Depreciation: −$1,743
• Taxable income: $4,515
• Est. tax owed @ 24.0%: −$1,084
• After-tax cash flow: $4,116/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: Yankton School District 63-3
• NCES district ID: 4680430
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $48,788
• Composite: 46.36/100
• National rank: #2463
• State rank: #17 of 59 in SD

Livability — Aten

• Score: 46/100
• State rank: #549
• US rank: #26426

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,547

Population outlook (Yankton County) Hauer SSP2

• Today (2025): 23,495 people
• By 2030: 23,705 · +0.9%
• By 2040: 24,037 · +2.3%
• By 2050: 24,561 · +4.5%
• By 2075: 28,069 · +19.5%
• By 2100: 33,542 · +42.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 6% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 3% Cuban 2%
• Common ancestry: Portuguese 7% Iranian 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Yankton

• 2024 margin: Strong R (+25.5) · D 35.9% · R 61.4% · Other 2.8%
• 2008→2024 swing: -23.6pp toward R · 2008: -2.0pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+23.5 2016: R+24.5 2012: R+12.7 2008: R+2.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -113.11%
• Current HPI: 193.4576
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 0.68%
• F500 in state: 2

Industry mix (Fortune 500 HQ in NE)

Industry	F500 HQs	Revenue
▸Conglomerate	1	$371B

Price history

+33.1% since first listed

7 events — show timeline

• 2026-04-16 Price Changed $59,900 MARMLS
• 2026-03-04 Listed $65,000 MARMLS
• 2024-03-01 Sold (MLS) $40,000 MARMLS
• 2024-02-06 Pending — MARMLS
• 2024-01-04 Relisted — MARMLS
• 2023-12-23 Pending — MARMLS
• 2023-12-07 Listed $45,000 MARMLS

Property tax history

+1.5%/yr

Latest (2025): $92 · -3.6% YoY. Source: county tax records.