103 Telegraph Trl · Fort Pierre, SD 57532

$129,500

3 bd · 2.0 ba · 1,792 sqft · Manufactured · 35 Days on market

Built 2006 $72/sqft · 56% below area

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Why this score? — see what drove the C- 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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.6/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Comfortable & Affordable!Open layout, vaulted ceiling & updated flooring. Kitchen has gas range, island & pantry. Primary bdrm/bath has dble sinks, soaker tub & handicap assessableceramic tile shower. Freshly painted exterior, metal roof, large deck w/ ramp & storage shed. This home is on a leased & rent is is $285.00 a month. Buyer must be approved by River Bluff Estates during home inspection time frame,

Key facts

• Bathroom remodel
• Fresh interior paint
• Updated lighting

Tags

• BATHROOM REMODEL
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• UPDATED LIGHTING
• TRIM WORK
• LANDSCAPING ENHANCEMENTS

Property features AI

Exterior

• Home design: Single-family residence; One story; Manufactured home (Bonanza, 32 ft length)
• Construction: Masonite siding
• Exterior features: Subdivision: None; Zoning: Stanley

Interior

• Kitchen: Oven; Microwave; Dishwasher; Garbage disposal; Range; Refrigerator
• Bedrooms: Total of 8 rooms (bedroom count not specified)
• Flooring: Laminate flooring; Linoleum flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Ceiling fans; Forced air heating
• Interior features: Vaulted ceilings; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (3.6% below list).
• Recommended offer: $125k (3.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#14 in SD, #2,802 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: health & safety C-, schools D+, amenities F.
• Stanley County School District 57-1 (town): math 34% / reading 53% proficiency, ranked #42 of 59 in SD (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 12 units permitted in Stanley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $895 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $88k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $124,807 (3.6% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.96% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.49%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

• ARV (median comp): $293,836
• List price: $129,500
• Delta: -55.93%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.3%
• Equity multiple: 0.76×
• Total profit: $-8,531
• Equity at exit: $19,309

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $8,480
• Equity at exit: $11,197

Cash invested: $36,260 (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 57532

• Home prices YoY: -33.2%
• Active inventory: 38
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,248 medium
• Mortgage (P&I): −$679
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $196

Break-even live

Break-even rent $1,000

Max offer price $129,500

Occupancy floor 79%

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $129,500 Active 35 DOM
2. 2026-06-18
   days on market $129,500 Active 34 DOM
3. 2026-06-17
   price $129,500 Active 33 DOM
4. 2026-06-17
   days on market $135,000 Active 33 DOM
5. 2026-06-16
   days on market $135,000 Active 32 DOM
6. 2026-06-15
   days on market $135,000 Active 31 DOM
7. 2026-06-14
   days on market $135,000 Active 29 DOM
8. 2026-06-12
   days on market $135,000 Active 28 DOM
9. 2026-06-09
   days on market $135,000 Active 25 DOM
10. 2026-06-08
    days on market $135,000 Active 24 DOM
11. 2026-06-07
    days on market $135,000 Active 23 DOM
12. 2026-06-05
    days on market $135,000 Active 21 DOM
13. 2026-06-04
    days on market $135,000 Active 19 DOM
14. 2026-06-02
    days on market $135,000 Active 18 DOM
15. 2026-06-01
    days on market $135,000 Active 17 DOM
16. 2026-05-31
    days on market $135,000 Active 16 DOM
17. 2026-05-31
    days on market $135,000 Active 15 DOM
18. 2026-05-15
    listed $135,000 Active 776-char remark
19. 2024-12-19
    soldstatus $88,000 Closed 444-char remark

    Show marketing remark (444 chars)

    Comfortable & Affordable!Open layout, vaulted ceiling & updated flooring. Kitchen has gas range, island & pantry. Primary bdrm/bath has dble sinks, soaker tub & handicap assessableceramic tile shower. Freshly painted exterior, metal roof, large deck w/ ramp & storage shed. This home is on a leased & rent is is $285.00 a month. Buyer must be approved by River Bluff Estates during home inspection time frame,

20. 2024-12-10
    historical Active Under Contract 444-char remark

    Show marketing remark (444 chars)

    Comfortable & Affordable!Open layout, vaulted ceiling & updated flooring. Kitchen has gas range, island & pantry. Primary bdrm/bath has dble sinks, soaker tub & handicap assessableceramic tile shower. Freshly painted exterior, metal roof, large deck w/ ramp & storage shed. This home is on a leased & rent is is $285.00 a month. Buyer must be approved by River Bluff Estates during home inspection time frame,

21. 2024-11-29
    price $95,000 444-char remark

    Show marketing remark (444 chars)

    Comfortable & Affordable!Open layout, vaulted ceiling & updated flooring. Kitchen has gas range, island & pantry. Primary bdrm/bath has dble sinks, soaker tub & handicap assessableceramic tile shower. Freshly painted exterior, metal roof, large deck w/ ramp & storage shed. This home is on a leased & rent is is $285.00 a month. Buyer must be approved by River Bluff Estates during home inspection time frame,

22. 2024-10-28
    price $98,000 444-char remark

    Show marketing remark (444 chars)

    Comfortable & Affordable!Open layout, vaulted ceiling & updated flooring. Kitchen has gas range, island & pantry. Primary bdrm/bath has dble sinks, soaker tub & handicap assessableceramic tile shower. Freshly painted exterior, metal roof, large deck w/ ramp & storage shed. This home is on a leased & rent is is $285.00 a month. Buyer must be approved by River Bluff Estates during home inspection time frame,

23. 2024-10-09
    listed $103,000 Active 444-char remark

    Show marketing remark (444 chars)

    Comfortable & Affordable!Open layout, vaulted ceiling & updated flooring. Kitchen has gas range, island & pantry. Primary bdrm/bath has dble sinks, soaker tub & handicap assessableceramic tile shower. Freshly painted exterior, metal roof, large deck w/ ramp & storage shed. This home is on a leased & rent is is $285.00 a month. Buyer must be approved by River Bluff Estates during home inspection time frame,

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $1,696 · $141/mo
• Expected delta: +$1,017/yr (+$85/mo · 149.5%)

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

Taxation est. · year 1

• Rental income: $14,977
• − Mortgage interest: −$7,254
• − Property taxes: −$680
• − Insurance: −$648
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$3,767
• Taxable income: $232
• Est. tax owed @ 24.0%: −$56
• After-tax cash flow: $2,299/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: Stanley County School District 57-1
• NCES district ID: 4624850
• Math proficiency: 34% ▼ -5.00%
• Reading proficiency: 53% ▼ -6.00%
• Median HH income: $57,231
• Composite: 38.01/100
• National rank: #4289
• State rank: #42 of 59 in SD

Livability — Fort Pierre

• Score: 77/100
• State rank: #14
• US rank: #2802

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Pierre, SD
• Population (ZIP): 2,911

Population outlook (Stanley County) Hauer SSP2

• Today (2025): 2,918 people
• By 2030: 2,892 · -0.9%
• By 2040: 2,903 · -0.5%
• By 2050: 2,992 · +2.5%
• By 2075: 3,366 · +15.4%
• By 2100: 4,109 · +40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Native American 3% Hispanic / Latino 2%
• Common ancestry: Portuguese 16% Dutch 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 0%

Political lean MEDSL · Stanley

• 2024 margin: Solid R (+46.9) · D 25.8% · R 72.6% · Other 1.6%
• 2008→2024 swing: -14.2pp toward R · 2008: -32.6pp · 2024: -46.9pp
• All cycles: 2024: R+46.9 2020: R+47.3 2016: R+52.3 2012: R+40.8 2008: R+32.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.51%
• Current HPI: 135.8598
• 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

+25.7% since first listed

7 events — show timeline

• 2026-06-17 Price Changed $129,500 CSDBR
• 2026-05-15 Listed $135,000 CSDBR
• 2024-12-19 Sold (MLS) $88,000 CSDBR
• 2024-12-10 Contingent — CSDBR
• 2024-11-29 Price Changed $95,000 CSDBR
• 2024-10-28 Price Changed $98,000 CSDBR
• 2024-10-09 Listed $103,000 CSDBR

Property tax history

-5.0%/yr

Latest (2021): $680 · -0.4% YoY. Source: county tax records.