1506 S Cliff Ave Ave · Sioux Falls, SD 57105

$76,950

2 bd · 2.0 ba · 1,174 sqft · SingleFamily public records · 36 Days on market

Built 1922 5,807 sqft lot

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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

Lots Of Updates In This Conveniently Located Story & 1/2 * Furnace, Humidifier, A/C, 5 Yrs Old * Water Heater 2.5 Yrs * Updtd Elec W/ Circuit Breaker 10 Yrs Old * New Front Deck, New Patio Pavers, Privacy Fence! Shingles 3 Yrs * Egress Window * See Addendum

Key facts

• Private backyard
• Solid foundation
• 5,807 sq ft lot

Tags

• SOLID FOUNDATION
• PRIVATE BACKYARD
• FUNCTIONAL FLOOR PLAN

Property features AI

Finance

• Financial info: $2,094.58 annual property tax

Exterior

• Parking: Detached garage; One garage space (13x18)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 1.5-story design; Irregular lot shape; Lot is owned; Inside city limits; Curb and gutter street
• Construction: Wood siding; Block foundation; Composition roof; Above-grade finished living area: 856; Below-grade unfinished area: 550
• Exterior features: Shed(s)

Interior

• Bedrooms: One bedroom on the upper level
• Flooring: Carpet flooring
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heat; Central air conditioning; One water heater
• Interior features: Master bedroom on the main floor; Full basement; 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $75k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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: Susan B. Anthony Elementary - 66 (math 40% / reading 40%, grade F, #165 of 253 statewide, top 65%, 555 students, 43% FRL); Patrick Henry Middle School - 07 (math 42% / reading 53%, grade C-, #69 of 143 statewide, top 48%, 940 students, 24% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents rising fast (+5.2%/yr); 171 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); 48% 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 $532 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,641 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — 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. 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: 1.60% ✓
• Cap rate: 12.32%
• Cash-on-cash: 21.54%
• DSCR: 1.96
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $230,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1520 S Sherman Ave	0.07mi	3/2.0 (+1)	1,140 (-3%)	10mo	$200,000	$175	79
1736 S Van Eps Ave Ave	0.24mi	3/1.0 (+1)	1,131 (-4%)	2mo	$221,600	$196	72
1101 S 6th Ave Ave	0.42mi	2/2.0	1,257 (+7%)	2mo	$185,000	$147	67
900 S 4th Ave Ave	0.60mi	2/1.0	1,197 (+2%)	3mo	$170,000	$142	63
702 E 21st St St	0.34mi	3/1.0 (+1)	1,250 (+6%)	2mo	$260,000	$208	62
1509 S Bruce Rd	0.42mi	3/1.5 (+1)	1,200 (+2%)	10mo	$230,000	$192	62
1321 S Coates Rd	0.34mi	2/1.0	1,248 (+6%)	12mo	$260,000	$208	60
311 E 19th St St	0.65mi	3/1.0 (+1)	1,210 (+3%)	1mo	$255,000	$211	55
708 S Blauvelt Ave Ave	0.68mi	2/1.0	1,232 (+5%)	4mo	$230,000	$187	53
705 S Mable Ave	0.70mi	2/1.0	1,152 (-2%)	11mo	$233,000	$202	51
1300 E Prospect St	0.48mi	3/1.0 (+1)	1,000 (-15%)	9mo	$145,000	$145	36
2324 S Crestwood Rd Rd	0.69mi	3/1.0 (+1)	1,287 (+10%)	8mo	$258,000	$200	36

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: 16.8%
• Equity multiple: 1.70×
• Total profit: $15,058
• Equity at exit: $11,473

10-year hold

• IRR: 27.0%
• Equity multiple: 3.66×
• Total profit: $57,261
• Equity at exit: $6,653

Cash invested: $21,546 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,229 high
• Mortgage (P&I): −$404
• Tax from tax record: −$149 /mo · $1,784/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $387

Break-even live

Break-even rent $740

Max offer price $76,950

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: $19,238
• Closing costs: $2,308
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1612 S Cliff Ave Sioux Falls, SD	2.0	1.0	1000	$1,400	$1.40	43d	1	0.10mi
1707 S 10th Ave Apt 3 Sioux Falls, SD	1.0	1.0	800	$1,199	$1.50	21d	1	0.19mi
1707 S 10th Ave Apt 2 Sioux Falls, SD	1.0	1.0	700	$894	$1.28	21d	1	0.19mi
1710 S 9th Ave Sioux Falls, SD	2.0	1.0	800	$1,590	$1.99	21d	1	0.21mi
1723 S 9th Ave Sioux Falls, SD	2.0	1.0	1071	$1,506	$1.41	21d	1	0.27mi
1716 S 8th Ave Sioux Falls, SD	2.0	1.5	1080	$1,732	$1.60	21d	1	0.28mi
600 E 21st St Unit 1 (F) Sioux Falls, SD	2.0	1.0	800	$1,476	$1.84	21d	1	0.41mi
909 E 14th St Sioux Falls, SD	1.0	1.0	780	$995	$1.28	21d	3	0.56mi
758 S 3rd Ave Sioux Falls, SD	2.0	1.0	900	$900	$1.00	21d	1	0.65mi
220 W 21st St Unit 5 Sioux Falls, SD	1.0	1.0	800	$1,495	$1.87	43d	1	0.87mi
220 W 21st St Unit 3 Sioux Falls, SD	1.0	1.0	800	$1,395	$1.74	43d	1	0.87mi
100 W 17th St Apt 15 Sioux Falls, SD	2.0	1.5	1000	$1,195	$1.20	21d	1	0.88mi
100 W 17th St Unit 17 Sioux Falls, SD	1.0	1.0	965	$895	$0.93	21d	1	0.88mi
205 W 18th St Sioux Falls, SD	1.0–2.0	1.0	1000	$995	$0.99	21d	2	0.89mi
1511 E Nye St Sioux Falls, SD	2.0	1.0	907	$975	$1.07	43d	1	0.90mi
801 S Phillips Ave Unit 1 Sioux Falls, SD	1.0	1.0	800	$735	$0.92	43d	1	0.90mi
325 E 12th St Sioux Falls, SD	1.0–2.0	1.0–2.0	954	$1,680	$1.76	13d	11	0.90mi
112 W 17th St Unit 7 Sioux Falls, SD	2.0	1.0	1000	$1,150	$1.15	43d	1	0.91mi
310 W 21st St Unit 4 Sioux Falls, SD	1.0	1.0	750	$695	$0.93	43d	1	0.94mi
310 W 21st St Unit 1 Sioux Falls, SD	1.0	1.0	750	$675	$0.90	43d	1	0.94mi
301 W 18th St Unit 2 Sioux Falls, SD	1.0	1.0	900	$685	$0.76	43d	1	0.94mi
1210 S Majestic View Pl Sioux Falls, SD	2.0–3.0	1.5–2.0	1170	$1,046	$0.89	13d	3	0.95mi
1011 S Blaine Ave Sioux Falls, SD	2.0	1.0	1000	$975	$0.97	21d	1	0.95mi
1301 S Cleveland Ave Sioux Falls, SD	1.0–2.0	1.0	800	$825	$1.03	43d	2	0.97mi
1301 S Cleveland Ave Sioux Falls, SD	2.0	1.0	900	$825	$0.92	21d	1	0.97mi
210 W 17th St Sioux Falls, SD	2.0	1.0	720	$1,000	$1.39	43d	1	0.97mi
1006 S Dakota Ave Sioux Falls, SD	1.0	1.0	950	$1,050	$1.11	21d	1	0.97mi
1209 S Cleveland Ave Sioux Falls, SD	2.0	1.0	900	$875	$0.97	43d	1	0.98mi
1701 S Dakota Ave Sioux Falls, SD	1.0	1.0	800	$900	$1.12	43d	1	0.99mi
205 E 12th St Sioux Falls, SD	1.0–2.0	1.0–2.0	772	$2,430	$3.15	13d	28	0.99mi
647 S Main Ave Sioux Falls, SD	2.0	2.0	1224	$1,097	$0.90	13d	2	0.99mi
124 S Blauvelt Ave Unit 117 Sioux Falls, SD	2.0	2.0	900	$1,095	$1.22	21d	1	1.01mi
633 S Main Ave Unit 2 Sioux Falls, SD	2.0	1.5	980	$950	$0.97	43d	1	1.02mi
113 S Mable Ave Unit 212 Sioux Falls, SD	2.0	2.0	900	$1,095	$1.22	13d	1	1.02mi
1600 S Rock Creek Dr Sioux Falls, SD	1.0–2.0	1.0	765	$825	$1.08	43d	1	1.03mi
1904 S Cleveland Ave Sioux Falls, SD	2.0	1.0	1055	$1,050	$1.00	13d	1	1.05mi
1227 E 8th St Sioux Falls, SD	2.0	1.0	700	$749	$1.07	43d	1	1.06mi
1966 S Cleveland Ave Sioux Falls, SD	2.0	1.0	1055	$1,095	$1.04	43d	1	1.06mi
2420 S Main Ave Sioux Falls, SD	2.0	1.0	936	$2,400	$2.56	43d	1	1.07mi
2048 S Cleveland Ave Sioux Falls, SD	2.0	1.0	995	$1,295	$1.30	43d	1	1.11mi

Listing history 4 events

1. 2026-04-28
   status Pending
2. 2026-03-23
   listed $76,950 Active
3. 2006-04-28
   soldstatus $70,500
4. 2006-03-06
   listed $68,000 263-char remark

   Show marketing remark (263 chars)

   Lots Of Updates In This Conveniently Located Story & 1/2 * Furnace, Humidifier, A/C, 5 Yrs Old * Water Heater 2.5 Yrs * Updtd Elec W/ Circuit Breaker 10 Yrs Old * New Front Deck, New Patio Pavers, Privacy Fence! Shingles 3 Yrs * Egress Window * See Addendum

ⓘ 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: $1,784 · $149/mo
• Projected year-2 tax: $1,784 · $149/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 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: $14,750
• − Mortgage interest: −$4,310
• − Property taxes: −$1,784
• − Insurance: −$385
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − Depreciation: −$2,239
• Taxable income: $3,672
• Est. tax owed @ 24.0%: −$881
• After-tax cash flow: $3,760/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

+13.2% since first listed

4 events — show timeline

• 2026-04-28 Pending — REALTOR® Association of the Sioux Empire
• 2026-03-23 Listed $76,950 REALTOR® Association of the Sioux Empire
• 2006-04-28 Sold (Public Records) $70,500 Public Records
• 2006-03-06 Listed $68,000 REALTOR® Association of the Sioux Empire

Property tax history

+7.4%/yr

Latest (2024): $1,784 · -3.5% YoY. Source: county tax records.