212 W 42nd St St · Sioux Falls, SD 57105-6430

$125,000

2 bd · 3.0 ba · 1,200 sqft · SingleFamily public records · 1 Days on market

Built 1950 5,942 sqft lot Est $234k · 47% under

---

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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Appreciation +5.0/10.0
• Livability +4.2/5.0
• 1% rule +3.7/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Unique Story & 1/2 With Lots Of Updates. Master Bedroom Has Huge Walk-in Closet. Quiet Neighborhood Close To Everything. Hardwood Floors, Partially Fenced With Single Garage, Finished Lower Level With Gas Fireplace. Nice Large New Deck.

Key facts

• Large windows
• Tree lined street
• Mature landscaping

Tags

• TREE LINED STREET
• MATURE LANDSCAPING
• BRIGHT MAIN LIVING AREA
• LARGE WINDOWS
• OVERSIZED GALLEY STYLE KITCHEN
• EXPANSIVE COUNTERTOP SPACE

Property features AI

Exterior

• Parking: Detached garage (1 car) with concrete parking
• Utilities: Public water; Public sewer; Public utilities available
• Home design: Single-family residence; 1.5-story home; Wheelchair adaptable with wheelchair ramp(s)
• Construction: Hard board exterior; Composition roof; Poured foundation; Built with poured foundation
• Exterior features: Deck; Partial chain link fencing; Garden area

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator; Large galley layout
• Bedrooms: Main-level master bedroom (approx. 11 x 12); Main-level second bedroom (approx. 11 x 9); Basement third bedroom (approx. 11 x 11) — unfinished and without a closet wall
• Flooring: Carpet; Laminate; Vinyl; Original flooring in one upper extra room
• Bathrooms: Main level full bathroom; Basement 3/4 bathroom with vanity space
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Bright, open living room; Large rec/family room in the basement with a gas fireplace; Full basement; Fireplace (gas) located in the basement; Large galley kitchen with big windows; Rooms total: 5
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $77 ($925/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 $109k (13.2% below list).
• Recommended offer: $109k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: 1 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,425 units permitted in Minnehaha County in 2024 (1,367 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 24y 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: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,555 (13.2% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.64%
• DSCR: 1.12
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $234,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 W 41st St St	0.07mi	2/1.0	1,104 (-8%)	0mo	$205,000	$186	75
3200 S 4th Ave Ave	0.38mi	3/1.5 (+1)	1,284 (+7%)	6mo	$165,000	$129	55
201 E 31st St	0.71mi	2/2.0	1,200 (0%)	10mo	$275,000	$229	54
3116 S 6TH Ave	0.55mi	3/1.5 (+1)	1,194 (-0%)	14mo	$259,900	$218	51
3104 S Prairie Ave	0.47mi	2/2.0	1,297 (+8%)	14mo	$252,500	$195	49
2409 S Duluth Ave Ave	0.67mi	3/1.0 (+1)	1,144 (-5%)	0mo	$217,000	$190	48
2428 S Main Ave	0.58mi	3/2.0 (+1)	1,164 (-3%)	14mo	$325,000	$279	47
2910 S Summit Ave Ave	0.47mi	3/1.5 (+1)	1,310 (+9%)	8mo	$232,500	$177	45
219 W Lotta St St	0.57mi	3/2.0 (+1)	1,300 (+8%)	9mo	$244,000	$188	43
315 W 30th St St	0.73mi	3/2.0 (+1)	1,324 (+10%)	0mo	$250,000	$189	40
2309 S Phillips Ave	0.64mi	2/1.0	1,367 (+14%)	9mo	$275,000	$201	31
2431 S 4th Ave	0.66mi	2/1.0	1,050 (-12%)	18mo	$299,000	$285	26

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.57×
• Total profit: $19,934
• Equity at exit: $56,205

10-year hold

• IRR: 12.3%
• Equity multiple: 2.83×
• Total profit: $64,053
• Equity at exit: $86,619

Cash invested: $35,000 (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 57105-6430

• Active inventory: 1
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,086 high
• Mortgage (P&I): −$656
• Tax from tax record: −$73 /mo · $875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $77

Break-even live

Break-even rent $988

Max offer price $125,000

Occupancy floor 88%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 W 43rd St Unit 4 Sioux Falls, SD	2.0	1.0	850	$800	$0.94	20d	1	0.05mi
104 W 37th St Unit 104 Sioux Falls, SD	3.0	2.0	1415	$1,586	$1.12	20d	1	0.33mi
104 W 37th St Unit 104 Sioux Falls, SD	3.0	2.0	1415	$1,586	$1.12	43d	1	0.33mi
3508 S Norton Ave Sioux Falls, SD	2.0	1.5	860	$897	$1.04	43d	2	0.35mi
101 E Twin Oaks Rd Unit 60 Sioux Falls, SD	2.0	1.5	1000	$1,100	$1.10	43d	1	0.47mi
133 E Twin Oaks Rd Unit 133 42 Sioux Falls, SD	2.0	1.5	1040	$1,075	$1.03	13d	1	0.48mi
4009 S Locust Dr Unit 4009 8 Sioux Falls, SD	2.0	1.0	960	$875	$0.91	13d	1	0.50mi
4009 S Locust Dr Unit 3 Sioux Falls, SD	2.0	1.0	960	$1,050	$1.09	13d	1	0.50mi
117 E Twin Oaks Rd Unit 54 Sioux Falls, SD	2.0	1.5	1040	$1,050	$1.01	13d	1	0.50mi
100 E Lotta St Sioux Falls, SD	1.0–2.0	1.0–1.5	970	$1,075	$1.11	13d	6	0.53mi
4201 S Locust Dr Unit 4201 3 Sioux Falls, SD	1.0	1.0	900	$775	$0.86	13d	1	0.55mi
4201 S Locust Dr Unit 5 Sioux Falls, SD	2.0	1.0	960	$950	$0.99	43d	1	0.55mi
2500 S Dakota Ave Sioux Falls, SD	2.0	1.0	1000	$845	$0.84	13d	3	0.55mi
101 E Lotta St Unit 1 Sioux Falls, SD	2.0	1.0	1100	$1,595	$1.45	13d	1	0.59mi
2517 S Duluth Ave Sioux Falls, SD	2.0	1.0	850	$2,300	$2.71	20d	1	0.59mi
2420 S Main Ave Sioux Falls, SD	2.0	1.0	936	$2,400	$2.56	43d	1	0.62mi
3509 S West Ave Sioux Falls, SD	1.0–2.0	1.0	762	$900	$1.18	13d	3	0.93mi
3509 S West Ave Unit 3 Sioux Falls, SD	2.0	1.0	825	$900	$1.09	20d	1	0.93mi
3509 S West Ave Unit 2 Sioux Falls, SD	1.0	1.0	700	$775	$1.11	20d	1	0.93mi
2000 S Duluth Ave Sioux Falls, SD	2.0	1.0	1192	$1,400	$1.17	20d	1	0.95mi
2310 S Euclid Ave Sioux Falls, SD	3.0	1.0	1102	$1,250	$1.13	43d	1	0.97mi
3804 S Hawthorne Ave Unit 3 Sioux Falls, SD	3.0	1.5	1200	$1,165	$0.97	43d	1	1.03mi
1701 S Dakota Ave Sioux Falls, SD	1.0	1.0	800	$900	$1.12	43d	1	1.12mi
2001 W 33rd St Apt 5 Sioux Falls, SD	1.0	1.0	700	$675	$0.96	43d	1	1.24mi
2001 W 33rd St Unit 01 Sioux Falls, SD	1.0	1.0	900	$785	$0.87	43d	1	1.24mi
3313 S Jefferson Ave Unit 3313-6 Sioux Falls, SD	2.0	1.0	802	$850	$1.06	20d	1	1.25mi
3309 S Jefferson Ave Unit 3309 4 Sioux Falls, SD	2.0	1.0	802	$1,095	$1.37	43d	1	1.25mi
3309 S Jefferson Ave Unit 3309 5 Sioux Falls, SD	2.0	1.0	802	$875	$1.09	20d	1	1.25mi
4901 S. MacArthur Lane & 1201 E. 57th St Sioux Falls, SD	2.0	1.0	918	$944	$1.03	20d	2	1.28mi
1716 S 8th Ave Sioux Falls, SD	2.0	1.5	1080	$1,732	$1.60	20d	1	1.29mi
1723 S 9th Ave Sioux Falls, SD	2.0	1.0	1071	$1,506	$1.41	20d	1	1.29mi
5500 S Mac Arthur Ln Sioux Falls, SD	2.0–3.0	1.0–1.5	1043	$827	$0.79	13d	4	1.30mi
2301 W 46th St Sioux Falls, SD	1.0–2.0	1.0	888	$947	$1.07	20d	4	1.33mi
1710 S 9th Ave Sioux Falls, SD	2.0	1.0	800	$1,590	$1.99	20d	1	1.35mi
5000 S Mac Arthur Ln Sioux Falls, SD	1.0–2.0	1.0–2.0	1049	$1,567	$1.49	43d	4	1.37mi
1707 S 10th Ave Apt 3 Sioux Falls, SD	1.0	1.0	800	$1,199	$1.50	20d	1	1.38mi
1707 S 10th Ave Apt 2 Sioux Falls, SD	1.0	1.0	700	$894	$1.28	20d	1	1.38mi
220 W 21st St Unit 5 Sioux Falls, SD	1.0	1.0	800	$1,495	$1.87	43d	1	1.39mi
220 W 21st St Unit 3 Sioux Falls, SD	1.0	1.0	800	$1,395	$1.74	43d	1	1.39mi
310 W 21st St Unit 1 Sioux Falls, SD	1.0	1.0	750	$675	$0.90	43d	1	1.40mi

Listing history 1 events

1. 2026-06-19
   listed $125,000 Active 1 DOM

ⓘ 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: $875 · $73/mo
• Projected year-2 tax: $1,638 · $136/mo
• Expected delta: +$763/yr (+$64/mo · 87.2%)

ⓘ 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: $13,027
• − Mortgage interest: −$7,002
• − Property taxes: −$875
• − Insurance: −$625
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$3,636
• Taxable loss: −$1,196
• Est. tax savings @ 24.0%: +$287
• After-tax cash flow: $1,212/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+25.1% since first listed

2 events — show timeline

• 2026-06-14 Listed $125,000 REALTOR® Association of the Sioux Empire
• 2002-12-07 Listed $99,900 REALTOR® Association of the Sioux Empire

Property tax history

-4.1%/yr

Latest (2024): $875 · -3.1% YoY. Source: county tax records.