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    Waterfront Development Lot with River Access Title is generated by Realmo AI

    46055 Daniel Place, Vermillion, SD 57069

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    Claim this Listing
    For Sale
    $315,000

    LAND - Vermillion, SD

    Lot size:
    3.35 Acres
    Added:
    Aug 12, 2025
    Days on Market:
    299
    Last Refresh:
    Jun 6 at 8:06 pm

    Property Features for 46055 Daniel Place

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    11250-00000-150-00
    Lot size
    3.35 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    LOT 15 DISCOVERY LANDING ADDN 16 & 22-92-52 VERMILLION TWP AND LOT 15A DISCOVERY LANDING ADDN 16 & 22-92-52 VERMILLION TWP, COUNTY OF CLAY, SOUTH DAKOTA Parcel ID's: 11250-00000-150-00 and 11250-00000-150-03

    Utilities

    Water front
    1

    We can help!

    Listing Contact
    Sarah Taggart
    Sarah Taggart

    Listing agent Sarah Taggart

    Listing office Premier Real Estate and Property Management 1216 E Cherry Suite 101, Vermillion, SD

    Listing date Aug 12, 2025

    MLS# 829869 Listing URL

    Copyright © 2026 Northwest Iowa Regional Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Missouri River lot at Discovery Landing with 210 ft of river frontage on the Missouri National Recreational River
    • Includes 2.08‑acre Lot 15 plus 1.27‑acre Sublot 15A; both parcels transfer together
    • Lot 15A is accretion ground in the flood plain and is a separate parcel; main Lot 15 can be built upon without flood plain designation
    • Utilities installed on the lots: Clay Rural Water, Santel communications fiber optic internet, and Clay Union Electric
    • Travel paved roads on 460th St to Daniel Place; development entrance uses a newly built gravel road
    • Clay County Park with public boat landing is just upriver and adjacent to Discovery Landing; HOA membership required

    Overview

    This for-sale waterfront property includes Lot 15 and Sub Lot 15A on the plat at Discovery Landing. The offering is made up of 2.08 acres (main Lot 15) and 1.27 acres (Sub Lot 15A), and the parcels are intended to transfer together. Lot 15A is identified as accretion ground that is officially in a flood plain, while the main lot can be built upon without flood plain designation. The site features tall, native cottonwood trees and existing native vegetation, positioned for a residential or vacation build.

    The property sits on the Missouri National Recreational River, with approximately 210 feet of river frontage. Access is via paved roads on 460th St. to the development entrance at Daniel Place, where the entrance road is newly built gravel. Just upriver and adjacent to Discovery Landing is Clay County Park, which provides an easily accessible public boat landing.

    Utilities are already installed on the lots, including Clay Rural Water, Santel communications fiber optic internet, and Clay Union Electric. CU Electric will install transformers at no cost to the buyer upon request, and buyers will be members of the Discovery Landing HOA. Bank stabilization is the buyer’s responsibility and is required within 18 months of purchase.
    Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Vermillion
    County
    Clay
    State
    South Dakota
    Longitude
    -96.991218
    Latitude
    42.764801

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    FAQs

    What type of property is this?
    Waterfront Land - Missouri River lot at Discovery Landing with established utilities and ready-to-build configuration for a custom home or retreat.
    Where is this waterfront land located?
    The property is located at 46055 Daniel Place Vermillion, SD.
    What is the asking price?
    The asking price for this property is $315,000.
    What are key features of this property?
    This property features: Missouri River lot at Discovery Landing with 210 ft of river frontage on the Missouri National Recreational River; Includes 2.08‑acre Lot 15 plus 1.27‑acre Sublot 15A; both parcels transfer together; Lot 15A is accretion ground in the flood plain and is a separate parcel; main Lot 15 can be built upon without flood plain designation
    (605) 624-2646
    We can help!
    Listing Contact
    Sarah Taggart
    Sarah Taggart
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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