505 N Eagle Pl Pl · Sioux Falls, SD 57107-1218

$49,900

3 bd · 3.0 ba · 1,216 sqft · Manufactured public records · 8 Days on market

Built 1987 3,006 sqft lot Est $47k · 5% over

---

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 +5.2/15.0
• Appreciation +5.0/10.0
• Livability +4.2/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Newer cabinets
• Private bath
• Sunken living room

Tags

• OPEN-CONCEPT LAYOUT
• SUNKEN LIVING ROOM
• GAS STOVE
• NEWER CABINETS
• PRIVATE BATH
• UPDATED VANITY

Property features AI

Finance

• Other: Lot approximately 3,006 square feet (parcel 72160)
• Financial info: Annual tax amount available but excluded per instructions
• HOA & community: Land is leased

Exterior

• Parking: Not specified
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Mobile home; Ranch-style; Single-story; Located inside city limits
• Construction: Not specified
• Exterior features: Composition roof

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Open single-level living (ranch layout); Total of 4 rooms
• Laundry & utility: Washer and dryer included; Other built-in utility features

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $668 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 22.4% 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: Jefferson High School - 67 (1,749 students, 34% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 1 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2k of equity ($345 loan paydown + $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $49,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.45% ✓
• Cap rate: 22.36%
• Cash-on-cash: 57.40%
• DSCR: 3.55
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $47,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
812 N Teal Pl Pl	0.21mi	3/2.5	1,216 (0%)	9mo	$25,000	$21	81
6304 W Sandalwood Pl Pl	0.30mi	3/2.0	1,216 (0%)	8mo	$104,900	$86	76
806 N Doland Pl	0.35mi	3/2.0	1,216 (0%)	10mo	$20,000	$16	71
909 N Irene Pl	0.34mi	3/2.0	1,216 (0%)	12mo	$59,225	$49	70
909 N Scotland Pl Pl	0.37mi	2/2.0 (-1)	1,216 (0%)	8mo	$30,000	$25	67
300 N Dogwood Pl	0.36mi	3/2.0	1,190 (-2%)	14mo	$20,000	$17	64
600 N Swan Pl Pl	0.29mi	3/2.0	1,344 (+10%)	2mo	$79,900	$59	63
103 N Cheers Pl	0.38mi	3/2.0	1,144 (-6%)	10mo	$30,000	$26	60
5809 W Wren Pl Pl	0.26mi	3/2.0	1,040 (-14%)	2mo	$45,000	$43	58
603 N Tonya Pl	0.68mi	3/2.0	1,216 (0%)	10mo	$47,000	$39	56
6309 W Grove Pl	0.29mi	3/1.5	1,088 (-10%)	15mo	$27,900	$26	51
901 Mallard Pl	0.34mi	3/1.0	1,128 (-7%)	17mo	$55,000	$49	50

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: 62.3%
• Equity multiple: 4.48×
• Total profit: $48,568
• Equity at exit: $22,437

10-year hold

• IRR: 61.9%
• Equity multiple: 9.10×
• Total profit: $113,236
• Equity at exit: $34,578

Cash invested: $13,972 (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 57107-1218

• Active inventory: 1
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,225 high
• Mortgage (P&I): −$262
• Tax from tax record: −$17 /mo · $203/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $668

Break-even live

Break-even rent $379

Max offer price $49,900

Occupancy floor 40%

Sensitivity live

Price	-10% $697	-5% $682	+0% $668	+5% $654	+10% $640
Rent	-10% $572	-5% $620	+0% $668	+5% $717	+10% $765
Rate	-1.0pp $693	-0.5pp $681	base $668	+0.5pp $655	+1.0pp $642

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5317 W Pineridge Dr Sioux Falls, SD	3.0	1.0–2.0	872	$1,365	$1.56	14d	15	0.63mi
500 S Ruth Ave Sioux Falls, SD	3.0	2.0	1100	$1,301	$1.18	14d	1	0.98mi
912 S Willow Creek Pl Sioux Falls, SD	1.0–2.0	1.0–2.0	868	$1,482	$1.71	14d	4	1.07mi
912 Willow Creek Pl Unit 928-10 Sioux Falls, SD	2.0	2.0	1086	$1,294	$1.19	21d	1	1.07mi
920 Willow Creek Pl Unit 920-14 Sioux Falls, SD	2.0	2.0	1086	$1,250	$1.15	21d	1	1.14mi
5811 W Christopher Pl Unit 15 Sioux Falls, SD	2.0	2.0	1100	$1,095	$1.00	44d	1	1.15mi
5811 W Christopher Pl Unit 02 Sioux Falls, SD	2.0	1.0	1010	$900	$0.89	44d	1	1.15mi
5801 W Christopher Pl Sioux Falls, SD	2.0–3.0	1.0	989	$1,047	$1.06	21d	3	1.17mi
1123 S Bridgeport Pl Sioux Falls, SD	2.0	1.5	1224	$1,275	$1.04	44d	1	1.19mi
2316 N Valley View Rd Sioux Falls, SD	1.0–2.0	1.0–2.0	800	$1,225	$1.53	14d	35	1.27mi
1125 S Ebenezer Ave Sioux Falls, SD	1.0–2.0	1.0–2.0	936	$1,370	$1.46	14d	10	1.33mi
701 S Lyons Ave Sioux Falls, SD	3.0	2.0	1100	$1,005	$0.91	44d	1	1.42mi
1402 S Marion Rd Sioux Falls, SD	1.0–3.0	1.0–2.0	1034	$1,220	$1.18	14d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $49,900 Active 8 DOM
2. 2026-06-17
   days on market $49,900 Active 7 DOM
3. 2026-06-16
   days on market $49,900 Active 6 DOM
4. 2026-06-15
   days on market $49,900 Active 5 DOM
5. 2026-06-14
   days on market $49,900 Active 3 DOM
6. 2026-06-13
   pricedays on marketlisting id $49,900 Active 2 DOM
7. 2026-06-10
   days on market $55,000 Active 13 DOM
8. 2026-06-09
   days on market $55,000 Active 12 DOM
9. 2026-06-08
   days on market $55,000 Active 11 DOM
10. 2026-06-07
    days on market $55,000 Active 10 DOM
11. 2026-06-05
    days on market $55,000 Active 7 DOM
12. 2026-06-03
    days on market $55,000 Active 6 DOM
13. 2026-06-02
    days on market $55,000 Active 5 DOM
14. 2026-06-01
    days on market $55,000 Active 4 DOM
15. 2026-05-31
    days on market $55,000 Active 3 DOM
16. 2026-05-30
    days on market $55,000 Active 2 DOM
17. 2026-05-28
    listed $55,000 Active

ⓘ 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: $203 · $17/mo
• Projected year-2 tax: $654 · $54/mo
• Expected delta: +$450/yr (+$38/mo · 221.4%)

ⓘ 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: $14,700
• − Mortgage interest: −$2,795
• − Property taxes: −$203
• − Insurance: −$250
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$1,452
• Taxable income: $7,648
• Est. tax owed @ 24.0%: −$1,836
• After-tax cash flow: $6,184/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

1 event — show timeline

• 2026-05-28 Listed $55,000 REALTOR® Association of the Sioux Empire

Property tax history

+2.7%/yr

Latest (2024): $203 · +19.3% YoY. Source: county tax records.