1800 E 13th St St · Sioux Falls, SD 57103-2219

$135,000

3 bd · 2.0 ba · 936 sqft · Other public records

Built 1956 5,506 sqft lot

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Why this score? — see what drove the D- 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 +8.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +4.2/5.0
• Schools +3.7/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Key facts

• 5,506 sq ft lot
• Garage
• Built 1956

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (19.1% below list).
• Recommended offer: $109k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: Eugene Field A+ Elementary - 16 (math 37% / reading 42%, grade F, #169 of 253 statewide, top 71%, 413 students, 30% FRL); Whittier Middle School - 08 (math 14% / reading 26%, grade F, #133 of 143 statewide, top 93%, 704 students, 70% FRL); Washington High School - 01 (math 33% / reading 57%, grade D-, #110 of 151 statewide, top 73%, 1,910 students, 39% FRL).
• Market conditions: 1 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 ($933 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.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $57k; list at $135k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,169 (19.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.48%
• DSCR: 0.84
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 4.3%
• Equity multiple: 1.25×
• Total profit: $9,313
• Equity at exit: $60,702

10-year hold

• IRR: 7.5%
• Equity multiple: 2.14×
• Total profit: $43,027
• Equity at exit: $93,549

Cash invested: $37,800 (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 57103-2219

• Active inventory: 1
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,092 high
• Mortgage (P&I): −$708
• Tax from tax record: −$208 /mo · $2,496/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $-110

Break-even live

Break-even rent $1,231

Max offer price $115,612

Occupancy floor —

Sensitivity live

Price	-10% $-33	-5% $-72	+0% $-110	+5% $-148	+10% $-186
Rent	-10% $-196	-5% $-153	+0% $-110	+5% $-67	+10% $-24
Rate	-1.0pp $-42	-0.5pp $-75	base $-110	+0.5pp $-145	+1.0pp $-180

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1511 E Nye St Sioux Falls, SD	2.0	1.0	907	$975	$1.07	45d	1	0.28mi
113 S Mable Ave Unit 212 Sioux Falls, SD	2.0	2.0	900	$1,095	$1.22	15d	1	0.37mi
124 S Blauvelt Ave Unit 117 Sioux Falls, SD	2.0	2.0	900	$1,095	$1.22	23d	1	0.37mi
300 S Lowell Ave Unit 300-17 Sioux Falls, SD	2.0	1.0	625	$792	$1.27	23d	1	0.47mi
300 S Lowell Ave Sioux Falls, SD	1.0–2.0	1.0	648	$885	$1.36	15d	16	0.47mi
1227 E 8th St Sioux Falls, SD	2.0	1.0	700	$749	$1.07	45d	1	0.54mi
1011 S Blaine Ave Sioux Falls, SD	2.0	1.0	1000	$975	$0.97	23d	1	0.64mi
1210 S Majestic View Pl Sioux Falls, SD	2.0–3.0	1.5–2.0	1170	$1,220	$1.04	15d	3	0.74mi
1209 S Cleveland Ave Sioux Falls, SD	2.0	1.0	900	$875	$0.97	45d	1	0.78mi
221 N Cleveland Ave Sioux Falls, SD	1.0–3.0	1.0–1.5	922	$922	$1.00	23d	1	0.79mi
1612 S Cliff Ave Sioux Falls, SD	2.0	1.0	1000	$1,400	$1.40	45d	1	0.80mi
1301 S Cleveland Ave Sioux Falls, SD	1.0–2.0	1.0	800	$825	$1.03	45d	2	0.82mi
1301 S Cleveland Ave Sioux Falls, SD	2.0	1.0	900	$825	$0.92	23d	1	0.82mi
1329 E 4th St Sioux Falls, SD	2.0	1.0	700	$1,050	$1.50	45d	1	0.83mi
514 N French Ave Sioux Falls, SD	2.0	1.0	850	$1,450	$1.71	15d	1	0.89mi
1710 S 9th Ave Sioux Falls, SD	2.0	1.0	800	$1,590	$1.99	23d	1	0.93mi
325 E 12th St Sioux Falls, SD	1.0–2.0	1.0–2.0	954	$1,680	$1.76	15d	11	0.94mi
1600 S Rock Creek Dr Sioux Falls, SD	1.0–2.0	1.0	765	$825	$1.08	45d	1	0.94mi
758 S 3rd Ave Sioux Falls, SD	2.0	1.0	900	$900	$1.00	23d	1	0.95mi
600 E 21st St Unit 1 (F) Sioux Falls, SD	2.0	1.0	800	$1,476	$1.84	23d	1	0.95mi
1723 S 9th Ave Sioux Falls, SD	2.0	1.0	1071	$1,506	$1.41	23d	1	0.98mi
1716 S 8th Ave Sioux Falls, SD	2.0	1.5	1080	$1,732	$1.60	23d	1	0.99mi
530 N Indiana Ave Sioux Falls, SD	2.0	1.0	575	$890	$1.55	45d	1	0.99mi
3401 E 11th St Sioux Falls, SD	2.0	1.0–2.0	775	$1,025	$1.32	23d	1	0.99mi
2909 E 6th St Sioux Falls, SD	3.0	1.0–2.0	773	$1,539	$1.99	15d	1	1.00mi
807 N Cleveland Ave Unit 801-301 Sioux Falls, SD	2.0	1.0	840	$1,005	$1.20	15d	1	1.02mi
807 N Cleveland Ave Unit 801-307 Sioux Falls, SD	2.0	1.0	820	$975	$1.19	45d	1	1.02mi
807 N Cleveland Ave Unit 805-308 Sioux Falls, SD	2.0	1.0	840	$975	$1.16	15d	1	1.02mi
205 E 12th St Sioux Falls, SD	1.0–2.0	1.0–2.0	772	$2,430	$3.15	15d	28	1.05mi
310 N Reid Pl Sioux Falls, SD	3.0	1.0–3.0	1251	$5,000	$4.00	15d	7	1.08mi
350 N Reid Pl Sioux Falls, SD	2.0	1.0–2.0	898	$3,000	$3.34	15d	9	1.13mi
230 S Phillips Ave Unit 405 Sioux Falls, SD	2.0	1.0	925	$1,625	$1.76	23d	1	1.14mi
1904 S Cleveland Ave Sioux Falls, SD	2.0	1.0	1055	$1,050	$1.00	15d	1	1.15mi
909 N Cleveland Ave Sioux Falls, SD	2.0	1.0	917	$853	$0.93	15d	2	1.16mi
1966 S Cleveland Ave Sioux Falls, SD	2.0	1.0	1055	$1,095	$1.04	45d	1	1.17mi
950 N Cliff Ave Sioux Falls, SD	1.0–3.0	1.0–2.0	970	$899	$0.93	45d	1	1.18mi
100 W 17th St Apt 15 Sioux Falls, SD	2.0	1.5	1000	$1,195	$1.20	23d	1	1.20mi
1940 S Cleveland Ave Sioux Falls, SD	2.0	1.0	995	$1,095	$1.10	45d	1	1.20mi
1938 S Cleveland Ave Sioux Falls, SD	2.0	1.0	995	$1,095	$1.10	45d	1	1.20mi
1106 S Bahnson Ave Sioux Falls, SD	2.0	1.0	700	$399	$0.57	45d	1	1.21mi

Listing history 3 events

1. 2026-05-26
   listed $135,000
2. 2026-05-26
   historical
3. 2005-01-17
   soldstatus $57,000

ⓘ 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: $2,496 · $208/mo
• Projected year-2 tax: $2,496 · $208/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 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: $13,100
• − Mortgage interest: −$7,562
• − Property taxes: −$2,496
• − Insurance: −$675
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$3,927
• Taxable loss: −$3,656
• Est. tax savings @ 24.0%: +$877
• After-tax cash flow: $-440/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

+136.8% since first listed

3 events — show timeline

• 2026-05-26 Listing Removed — REALTOR® Association of the Sioux Empire
• 2026-05-26 Listed $135,000 REALTOR® Association of the Sioux Empire
• 2005-01-17 Sold (Public Records) $57,000 Public Records

Property tax history

+3.6%/yr

Latest (2024): $2,496 · -0.8% YoY. Source: county tax records.