105 W 42nd St St · Sioux Falls, SD 57105

$100,000

4 bd · 2.0 ba · 1,716 sqft · SingleFamily public records · 13 Days on market

Built 1964 7,392 sqft lot ↓ 23% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great family home in a convenient, central location. Three bedrooms on the main level, updated kitchen, nice living space on main level with lots of light. Large lower level family room space, storage and non-legal bedroom on the lower level. Nice big backyard.

Key facts

• 7,392 sq ft lot
• Garage
• Built 1964

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Parking: Attached 1-car garage (16' x 21')
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Single-family ranch-style home; Owned land
• Construction: Hard board siding; Composition roof; Other foundation
• Exterior features: City lot; Irregular lot shape

Interior

• Kitchen: Electric range
• Bedrooms: Main-level master bedroom (approx. 11' x 13'); Main-level second bedroom (approx. 11' x 10'); Main-level third bedroom (approx. 8' x 10')
• Flooring: Carpet
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Full basement; No fireplace; Water softener: none
• Laundry & utility: Water heater: natural gas

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 12.7% vs local median 2.6% in Sioux Falls — 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 85/100 on livability (#3 in SD, #610 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Sioux Falls School District 49-5 (urban): math 39% / reading 48% proficiency, ranked #45 of 59 in SD (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Robert Frost Elementary - 18 (math 39% / reading 43%, grade F, #163 of 253 statewide, top 64%, 442 students, 34% FRL); Patrick Henry Middle School - 07 (math 42% / reading 53%, grade C-, #69 of 143 statewide, top 48%, 940 students, 24% FRL).
• Market conditions: Rents rising fast (+5.2%/yr); 171 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,425 units permitted in Minnehaha County in 2024 (1,367 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Minnehaha County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.70% ✓
• Cap rate: 12.66%
• Cash-on-cash: 22.75%
• DSCR: 2.01
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $293,436
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3105 S Carter Pl Pl	0.41mi	4/2.0	1,751 (+2%)	8mo	$299,900	$171	70
204 E 41st St	0.15mi	4/2.0	1,884 (+10%)	14mo	$275,000	$146	65
104 E 40th St	0.18mi	4/2.0	1,946 (+13%)	9mo	$305,000	$157	61
3108 S 7th Ave Ave	0.60mi	3/2.0 (-1)	1,750 (+2%)	7mo	$275,000	$157	58
2900 Prairie Ave Ave Ave	0.61mi	4/2.0	1,816 (+6%)	5mo	$227,500	$125	58
3308 S Poplar Dr	0.24mi	3/1.5 (-1)	1,526 (-11%)	11mo	$244,500	$160	54
3400 S Center Ave	0.11mi	3/1.0 (-1)	1,497 (-13%)	13mo	$267,000	$178	54
2708 S Prairie Ave	0.71mi	4/2.0	1,798 (+5%)	11mo	$312,000	$174	50
304 E Sunnybrook Dr Dr	0.66mi	3/2.0 (-1)	1,820 (+6%)	6mo	$368,050	$202	49
3105 S 7th Ave	0.58mi	3/1.5 (-1)	1,816 (+6%)	13mo	$335,000	$184	46
916 W 37th St St	0.65mi	3/2.0 (-1)	1,566 (-9%)	7mo	$304,888	$195	44
1001 E 38th St	0.70mi	4/2.5	1,932 (+13%)	12mo	$314,900	$163	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.25% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 1.77×
• Total profit: $21,632
• Equity at exit: $14,910

10-year hold

• IRR: 28.6%
• Equity multiple: 3.84×
• Total profit: $79,648
• Equity at exit: $8,646

Cash invested: $28,000 (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 57105

• Rents YoY: 5.2%
• Active inventory: 171
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,697 high
• Mortgage (P&I): −$524
• Tax from tax record: −$243 /mo · $2,920/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $531

Break-even live

Break-even rent $1,025

Max offer price $100,000

Occupancy floor 64%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 W 37th St Unit 104 Sioux Falls, SD	3.0	2.0	1415	$1,586	$1.12	43d	1	0.32mi
104 W 37th St Unit 104 Sioux Falls, SD	3.0	2.0	1415	$1,586	$1.12	21d	1	0.32mi
2310 S Euclid Ave Sioux Falls, SD	3.0	1.0	1102	$1,250	$1.13	43d	1	1.00mi
1811 S Spring Ave Sioux Falls, SD	3.0	1.0	1600	$1,595	$1.00	43d	1	1.07mi
3804 S Hawthorne Ave Unit 3 Sioux Falls, SD	3.0	1.5	1200	$1,165	$0.97	43d	1	1.08mi
1907 S Prairie Ave Sioux Falls, SD	4.0	1.5	1823	$1,875	$1.03	21d	1	1.13mi
1906 S Menlo Ave Sioux Falls, SD	4.0	2.0	1300	$1,640	$1.26	43d	1	1.16mi
5500 S Mac Arthur Ln Sioux Falls, SD	2.0–3.0	1.0–1.5	1043	$1,097	$1.05	13d	4	1.27mi
712 W 22nd St Sioux Falls, SD	5.0	2.0	1738	$2,000	$1.15	13d	1	1.38mi

Listing history 17 events

1. 2026-06-17
   status $100,000 Pending 13 DOM
2. 2026-06-16
   days on market $100,000 Active 13 DOM
3. 2026-06-15
   days on market $100,000 Active 12 DOM
4. 2026-06-14
   days on market $100,000 Active 10 DOM
5. 2026-06-13
   days on market $100,000 Active 9 DOM
6. 2026-06-10
   days on market $100,000 Active 7 DOM
7. 2026-06-09
   days on market $100,000 Active 6 DOM
8. 2026-06-08
   days on market $100,000 Active 5 DOM
9. 2026-06-07
   days on market $100,000 Active 4 DOM
10. 2026-06-03
    pricedays on marketlisting id $100,000 Active 1 DOM
11. 2026-06-02
    days on market $247,500 Active 21 DOM
12. 2026-06-01
    days on market $247,500 Active 20 DOM
13. 2026-05-31
    days on market $247,500 Active 19 DOM
14. 2026-05-30
    days on market $247,500 Active 18 DOM
15. 2026-05-12
    listed $247,500 Active 544-char remark
16. 2016-12-19
    soldstatus $127,500
17. 2016-09-17
    listed $129,900 261-char remark

    Show marketing remark (261 chars)

    Great family home in a convenient, central location. Three bedrooms on the main level, updated kitchen, nice living space on main level with lots of light. Large lower level family room space, storage and non-legal bedroom on the lower level. Nice big backyard.

ⓘ 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: $2,920 · $243/mo
• Projected year-2 tax: $2,920 · $243/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 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: $20,359
• − Mortgage interest: −$5,602
• − Property taxes: −$2,920
• − Insurance: −$500
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$2,909
• Taxable income: $5,171
• Est. tax owed @ 24.0%: −$1,241
• After-tax cash flow: $5,129/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: Sioux Falls School District 49-5
• NCES district ID: 4666270
• Math proficiency: 39% ▼ -4.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $51,093
• Composite: 37.47/100
• National rank: #4407
• State rank: #45 of 59 in SD

Livability — Sioux Falls

• Score: 85/100
• State rank: #3
• US rank: #610

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sioux Falls, SD
• County: Minnehaha County · 191,523 people
• City population: 207,623
• Metro: Sioux Falls, SD
• Population (ZIP): 23,287
• Household income: $77,292
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 631.0

Population outlook (Minnehaha County) Hauer SSP2

• Today (2025): 222,323 people
• By 2030: 241,430 · +8.6%
• By 2040: 281,643 · +26.7%
• By 2050: 325,574 · +46.4%
• By 2075: 469,313 · +111.1%
• By 2100: 664,763 · +199.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 5% Black 4% Hispanic / Latino 3% Asian 2% Native American 2%
• Common ancestry: Portuguese 16% Iranian 4% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Minnehaha

• 2024 margin: R (+12.7) · D 42.5% · R 55.2% · Other 2.4%
• 2008→2024 swing: -13.4pp toward R · 2008: 0.7pp · 2024: -12.7pp
• All cycles: 2024: R+12.7 2020: R+9.5 2016: R+14.6 2012: R+7.4 2008: D+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -236.85%
• Current HPI: 235.1948
• Rent YoY: ▲ 5.25%
• Metro: Sioux Falls, 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

-23.0% since first listed

4 events — show timeline

• 2026-06-16 Pending — REALTOR® Association of the Sioux Empire
• 2026-06-03 Listed $100,000 REALTOR® Association of the Sioux Empire
• 2016-12-19 Sold (Public Records) $127,500 Public Records
• 2016-09-17 Listed $129,900 REALTOR® Association of the Sioux Empire

Property tax history

+5.1%/yr

Latest (2024): $2,920 · -8.0% YoY. Source: county tax records.