2800 E Green St · Pierre, SD 57501

$55,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 375 Days on market

Built 2012 Fair condition $45/sqft · 77% below area ↓ 14% 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
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this updated 4-bedroom, 2-bath 2012 mobile home. This home features a bright open layout w/ spacious kitchen, dining, & living area. Enjoy recent upgrades including new flooring, appliances, light fixtures, & central air. With 2 full baths & 4 bedrooms, there's plenty of room for everyone. Located on a rented lot for $480/mo. Affordable, updated, and move-in ready--don't miss this one!

Key facts

• Bright open layout
• Recent upgrades
• Spacious kitchen

Tags

• BRIGHT OPEN LAYOUT
• SPACIOUS KITCHEN
• RECENT UPGRADES
• NEW FLOORING
• NEW APPLIANCES
• NEW LIGHT FIXTURES

🏷️ Possibly a rental listed for sale. The $55,000 price doesn't fit this home's estimated sale value (~$236,538) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $751 ($9k/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 22.7% 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; 1 comparable units currently listed for rent nearby; 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 $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 375 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 375 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. 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?
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: 2.60% ✓
• Cap rate: 22.68%
• Cash-on-cash: 58.52%
• DSCR: 3.60
• GRM: 3.2

CMA / ARV

• ARV (median comp): $236,538
• List price: $55,000
• Delta: -76.75%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 57.1%
• Equity multiple: 3.53×
• Total profit: $38,941
• Equity at exit: $8,201

10-year hold

• IRR: 62.0%
• Equity multiple: 7.21×
• Total profit: $95,587
• Equity at exit: $4,755

Cash invested: $15,400 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,432 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $751

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 43%

Sensitivity live

Price	-10% $789	-5% $770	+0% $751	+5% $732	+10% $713
Rent	-10% $638	-5% $694	+0% $751	+5% $808	+10% $864
Rate	-1.0pp $779	-0.5pp $765	base $751	+0.5pp $737	+1.0pp $722

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2511 E Irwin St Pierre, SD	1.0–3.0	1.0–1.5	888	$1,299	$1.46	45d	9	0.19mi

Listing history 20 events

1. 2026-06-19
   days on market $55,000 Active 375 DOM
2. 2026-06-18
   price $55,000 Active 374 DOM
3. 2026-06-18
   days on market $63,500 Active 374 DOM
4. 2026-06-17
   days on market $63,500 Active 373 DOM
5. 2026-06-16
   days on market $63,500 Active 372 DOM
6. 2026-06-15
   days on market $63,500 Active 371 DOM
7. 2026-06-14
   days on market $63,500 Active 369 DOM
8. 2026-06-12
   days on market $63,500 Active 368 DOM
9. 2026-06-09
   days on market $63,500 Active 365 DOM
10. 2026-06-08
    days on market $63,500 Active 364 DOM
11. 2026-06-07
    days on market $63,500 Active 363 DOM
12. 2026-06-05
    days on market $63,500 Active 361 DOM
13. 2026-06-04
    days on market $63,500 Active 359 DOM
14. 2026-06-02
    days on market $63,500 Active 358 DOM
15. 2026-06-01
    days on market $63,500 Active 357 DOM
16. 2026-05-31
    days on market $63,500 Active 356 DOM
17. 2026-05-31
    days on market $63,500 Active 355 DOM
18. 2026-04-28
    price $63,500 414-char remark

    Show marketing remark (414 chars)

    Check out this updated 4-bedroom, 2-bath 2012 mobile home. This home features a bright open layout w/ spacious kitchen, dining, & living area. Enjoy recent upgrades including new flooring, appliances, light fixtures, & central air. With 2 full baths & 4 bedrooms, there's plenty of room for everyone. Located on a rented lot for $480/mo. Affordable, updated, and move-in ready--don't miss this one!

19. 2025-08-18
    price $66,500 414-char remark

    Show marketing remark (414 chars)

    Check out this updated 4-bedroom, 2-bath 2012 mobile home. This home features a bright open layout w/ spacious kitchen, dining, & living area. Enjoy recent upgrades including new flooring, appliances, light fixtures, & central air. With 2 full baths & 4 bedrooms, there's plenty of room for everyone. Located on a rented lot for $480/mo. Affordable, updated, and move-in ready--don't miss this one!

20. 2025-06-09
    listed $73,500 Active 414-char remark

    Show marketing remark (414 chars)

    Check out this updated 4-bedroom, 2-bath 2012 mobile home. This home features a bright open layout w/ spacious kitchen, dining, & living area. Enjoy recent upgrades including new flooring, appliances, light fixtures, & central air. With 2 full baths & 4 bedrooms, there's plenty of room for everyone. Located on a rented lot for $480/mo. Affordable, updated, and move-in ready--don't miss this one!

ⓘ 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 4/10 Moderate
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,181
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$1,600
• Taxable income: $8,651
• Est. tax owed @ 24.0%: −$2,076
• After-tax cash flow: $6,936/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 updates to improve its condition and value. Painting the exterior and interior, updating the flooring, and replacing the deck railings would significantly enhance its curb appeal and resale potential.

Repairs flagged

• Minor deck railings — slight wear
• Minor deck flooring — slight wear

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both replace deck railings — improves safety and aesthetics
• Both update flooring — modernizes the home and improves resale value
• Both paint interior walls — refreshes the home and improves resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
deck railings · slight wear	Minor	$500–3,000
deck flooring · slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both replace deck railings — improves safety and aesthetics ↑
• Both update flooring — modernizes the home and improves resale value ↑
• Both paint interior walls — refreshes the home and improves resale 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: 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

-13.6% since first listed

3 events — show timeline

• 2026-04-28 Price Changed $63,500 CSDBR
• 2025-08-18 Price Changed $66,500 CSDBR
• 2025-06-09 Listed $73,500 CSDBR