418 N Cliff Ave Ave · Sioux Falls, SD 57103

$189,900

3 bd · 3.0 ba · 2,016 sqft · SingleFamily public records · 3 Days on market

Built 1948 5,105 sqft lot Est $278k · 32% under

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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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.0/10.0
• Livability +4.2/5.0
• Schools +3.7/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Move-in-ready home
• Updated flooring
• Built-in shelving

Tags

• UPDATED FLOORING
• BUILT-IN SHELVING
• FULLY FENCED BACKYARD
• MOVE-IN-READY HOME

Property features AI

Exterior

• Parking: Concrete parking; No garage
• Utilities: Public water; Public sewer; Property utilities on public maintained roads with curb and gutter
• Home design: Single-family residence; 1.5-story style; Main entry level: Main
• Construction: Metal exterior construction; Block foundation; Composition roof; Above-grade finished area reported; additional below-grade finished area
• Exterior features: Irregular city lot (approx. 40 x 120)

Interior

• Kitchen: Electric range; Dishwasher; Garbage disposal; Refrigerator; Kitchen located on the main level
• Bedrooms: Main-level master bedroom (approx. 12 x 12); Second bedroom on main level (approx. 11 x 12); Third bedroom on upper level (approx. 12 x 15); Fourth bedroom in basement (approx. 8 x 11)
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom on the main level; One half bathroom in the basement
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Master bedroom located on the main level; Full finished basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 7.9% 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: Terry Redlin Elementary - 11 (math 17% / reading 27%, grade F, #228 of 253 statewide, top 92%, 473 students, 77% 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) — zoned schools average 62% FRL vs 36% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 44% district-wide (-14 pts) — the specific schools serving this property underperform the Sioux Falls School District 49-5 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.2%/yr); 163 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,425 units permitted in Minnehaha County in 2024 (1,367 in 5+ unit buildings).
• This rent runs 31% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 16y 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 $100k; list at $190k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,900

Questions for the listing agent

1. Built in 1948 — 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: 1.00% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $278,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 N Cliff Ave Ave	0.00mi	4/1.5 (+1)	2,016 (0%)	1mo	$189,000	$94	88
1309 E 5th St	0.08mi	3/2.0	2,035 (+1%)	14mo	$257,000	$126	79
1601 E Tracy Ln Ln	0.50mi	4/2.5 (+1)	2,001 (-1%)	8mo	$335,000	$167	62
703 N Van Eps Ave	0.24mi	4/2.0 (+1)	2,152 (+7%)	11mo	$263,000	$122	59
1716 E Tracy Ln	0.55mi	3/2.0	1,988 (-1%)	11mo	$366,000	$184	59
1028 N Mable Cir Cir	0.62mi	4/2.0 (+1)	2,120 (+5%)	0mo	$371,500	$175	53
1415 E 4th St	0.23mi	2/2.0 (-1)	1,847 (-8%)	16mo	$244,000	$132	53
743 N Leadale Ave Ave	0.61mi	3/2.0	1,772 (-12%)	4mo	$197,000	$111	45
1624 E 5th St	0.41mi	4/2.5 (+1)	2,230 (+11%)	16mo	$230,500	$103	43
2001 E 1st St	0.63mi	3/2.0	1,770 (-12%)	13mo	$266,000	$150	36
330 S Chicago Ave Ave	0.74mi	4/2.0 (+1)	1,780 (-12%)	2mo	$246,000	$138	35
2004 E Madison St	0.72mi	4/2.0 (+1)	1,756 (-13%)	10mo	$272,004	$155	28

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 · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-14,571
• Equity at exit: $28,315

10-year hold

• IRR: 2.4%
• Equity multiple: 1.18×
• Total profit: $9,400
• Equity at exit: $16,419

Cash invested: $53,172 (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

• Rents YoY: 3.2%
• Active inventory: 163
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,899 high
• Mortgage (P&I): −$996
• Tax from tax record: −$178 /mo · $2,134/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $248

Break-even live

Break-even rent $1,586

Max offer price $189,900

Occupancy floor 82%

Sensitivity live

Price	-10% $355	-5% $301	+0% $248	+5% $194	+10% $140
Rent	-10% $98	-5% $173	+0% $248	+5% $323	+10% $398
Rate	-1.0pp $343	-0.5pp $296	base $248	+0.5pp $198	+1.0pp $148

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
440 E 8th St Sioux Falls, SD	3.0	3.0	1900	$4,800	$2.53	23d	1	0.57mi
310 N Reid Pl Sioux Falls, SD	3.0	1.0–3.0	1251	$5,000	$4.00	15d	7	0.59mi
101 S Main Ave Sioux Falls, SD	1.0–2.0	1.0–2.0	1143	$2,450	$2.14	46d	2	0.95mi
3210 E 3rd St Unit 3210 Sioux Falls, SD	3.0	2.0	2100	$1,895	$0.90	23d	1	1.29mi
1318 S 4th Ave Sioux Falls, SD	2.0	1.0	1550	$1,850	$1.19	46d	1	1.45mi
633 N Menlo Ave Sioux Falls, SD	4.0	1.5	1450	$1,750	$1.21	23d	1	1.48mi
807 W 13th St Sioux Falls, SD	4.0	2.0	1708	$1,799	$1.05	23d	1	1.50mi

Listing history 25 events

1. 2026-05-10
   status Pending
2. 2026-05-07
   listed $189,900 Active
3. 2026-04-14
   listed $130,000 Active
4. 2022-10-01
   historical
5. 2022-09-28
   status Active
6. 2022-09-08
   historical Active - Contingent Misc
7. 2022-08-18
   listed $162,400 Active - New
8. 2022-08-18
   historical
9. 2022-08-12
   listed $174,900 Active - New
10. 2022-08-12
    historical
11. 2022-08-01
    price $182,000
12. 2022-07-28
    price $189,900
13. 2022-07-22
    listed $197,500 Active - New
14. 2020-06-19
    soldstatus $100,000
15. 2020-05-01
    listed $100,000
16. 2020-05-01
    historical
17. 2020-01-16
    listed $100,000
18. 2020-01-16
    historical
19. 2020-01-03
    listed $107,000
20. 2020-01-01
    historical
21. 2019-09-27
    listed $107,000
22. 2011-02-04
    soldstatus $76,900
23. 2011-01-07
    historical
24. 2010-09-02
    listed $76,900
25. 2004-03-23
    soldstatus $52,900

ⓘ 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: $2,134 · $178/mo
• Projected year-2 tax: $2,488 · $207/mo
• Expected delta: +$354/yr (+$29/mo · 16.6%)

ⓘ 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 1/10 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: $22,791
• − Mortgage interest: −$10,637
• − Property taxes: −$2,134
• − Insurance: −$950
• − Repairs & maintenance: −$1,823
• − Management: −$1,823
• − Depreciation: −$5,524
• Taxable loss: −$101
• Est. tax savings @ 24.0%: +$24
• After-tax cash flow: $2,995/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): 35,582
• Household income: $72,831
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 867.0

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 (73%)
• Race & ethnicity: White 73% Black 10% Two or more races 9% Hispanic / Latino 7% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 11% Iranian 5% Italian 2%
• Foreign-born: 10% · Canada, India
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 2% Other Asian/Pacific 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: ▼ -163.45%
• Current HPI: 221.5758
• Rent YoY: ▲ 3.23%
• 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

+259.0% since first listed

25 events — show timeline

• 2026-05-10 Pending — REALTOR® Association of the Sioux Empire
• 2026-05-07 Listed $189,900 REALTOR® Association of the Sioux Empire
• 2026-04-14 Listed $130,000 REALTOR® Association of the Sioux Empire
• 2022-10-01 Listing Removed — REALTOR® Association of the Sioux Empire
• 2022-09-28 Relisted — REALTOR® Association of the Sioux Empire
• 2022-09-08 Contingent — REALTOR® Association of the Sioux Empire
• 2022-08-18 Listing Removed — REALTOR® Association of the Sioux Empire
• 2022-08-18 Listed $162,400 REALTOR® Association of the Sioux Empire
• 2022-08-12 Listing Removed — REALTOR® Association of the Sioux Empire
• 2022-08-12 Listed $174,900 REALTOR® Association of the Sioux Empire
• 2022-08-01 Price Changed $182,000 REALTOR® Association of the Sioux Empire
• 2022-07-28 Price Changed $189,900 REALTOR® Association of the Sioux Empire
• 2022-07-22 Listed $197,500 REALTOR® Association of the Sioux Empire
• 2020-06-19 Sold (Public Records) $100,000 Public Records
• 2020-05-01 Listing Removed — REALTOR® Association of the Sioux Empire
• 2020-05-01 Listed $100,000 REALTOR® Association of the Sioux Empire
• 2020-01-16 Listing Removed — REALTOR® Association of the Sioux Empire
• 2020-01-16 Listed $100,000 REALTOR® Association of the Sioux Empire
• 2020-01-03 Listed $107,000 REALTOR® Association of the Sioux Empire
• 2020-01-01 Listing Removed — REALTOR® Association of the Sioux Empire
• 2019-09-27 Listed $107,000 REALTOR® Association of the Sioux Empire
• 2011-02-04 Sold (Public Records) $76,900 Public Records
• 2011-01-07 Listing Removed — REALTOR® Association of the Sioux Empire
• 2010-09-02 Listed $76,900 REALTOR® Association of the Sioux Empire
• 2004-03-23 Sold (Public Records) $52,900 Public Records

Property tax history

+4.1%/yr

Latest (2024): $2,134 · -12.0% YoY. Source: county tax records.