710 S 4th Ave Ave · Sioux Falls, SD 57104

$89,000

2 bd · 3.0 ba · 530 sqft · Other public records · 67 Days on market

Built 1927 1,465 sqft lot $168/sqft · 45% below area Est $145k · 39% 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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.1/10.0
• Rent growth +4.2/5.0
• Livability +4.2/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and functional ranch home located near downtown Sioux Falls! This 2-bedroom, 2-bath home offers convenient main-level living with both bedrooms and the primary bathroom located on the main floor. The interior features a combination of tile and carpet flooring, creating comfortable and easy-to-maintain living spaces. The layout provides a practical flow between the living, dining, and kitchen areas, making it ideal for everyday living. A second bathroom is located in the lower level, adding extra convenience. Situated on a manageable lot with no garage, this home is a great opportunity for homeowners or investors looking for a centrally located property close to shopping, dining, and parks.

Key facts

• Main level living
• Second bathroom
• Manageable lot

Tags

• MAIN LEVEL LIVING
• TILE AND CARPET FLOORING
• SECOND BATHROOM
• MANAGEABLE LOT
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath other listed at $89k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($900 rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• Market conditions: Rents rising fast (+7.0%/yr); 155 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $615 of loan paydown is wiped out by about $3k 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 + 7.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $89k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.01% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.40%
• DSCR: 1.24
• GRM: 8.2

CMA / ARV

• ARV (median comp): $145,430
• List price: $89,000
• Delta: -38.80%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.99% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-3,521
• Equity at exit: $13,270

10-year hold

• IRR: 10.1%
• Equity multiple: 1.92×
• Total profit: $22,882
• Equity at exit: $7,695

Cash invested: $24,920 (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 57104

• Home prices YoY: -27.1%
• Rents YoY: 7.0%
• Active inventory: 155
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $900 high
• Mortgage (P&I): −$467
• Tax from tax record: −$95 /mo · $1,138/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $112

Break-even live

Break-even rent $758

Max offer price $89,000

Occupancy floor 83%

Sensitivity live

Price	-10% $163	-5% $137	+0% $112	+5% $87	+10% $62
Rent	-10% $41	-5% $77	+0% $112	+5% $148	+10% $183
Rate	-1.0pp $157	-0.5pp $135	base $112	+0.5pp $89	+1.0pp $66

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 E 15th St Apt 2 Sioux Falls, SD	1.0	1.0	400	$635	$1.59	22d	1	0.11mi
205 E 12th St Sioux Falls, SD	1.0–2.0	1.0–2.0	772	$2,430	$3.15	15d	28	0.30mi
210 W 17th St Sioux Falls, SD	2.0	1.0	720	$1,000	$1.39	45d	1	0.43mi
500 S Dakota Ave Sioux Falls, SD	1.0	1.0	698	$755	$1.08	45d	1	0.45mi
703 S Dakota Ave Sioux Falls, SD	2.0	1.0	660	$850	$1.29	45d	2	0.46mi
800812 S Sherman Ave Sioux Falls, SD	1.0	1.0	450	$650	$1.44	45d	1	0.57mi
310 W 21st St Unit 4 Sioux Falls, SD	1.0	1.0	750	$695	$0.93	45d	1	0.59mi
310 W 21st St Unit 1 Sioux Falls, SD	1.0	1.0	750	$675	$0.90	45d	1	0.59mi
101 S Main Ave Sioux Falls, SD	1.0–2.0	1.0–2.0	1143	$2,450	$2.14	45d	2	0.60mi
500 W 16th St Apt 6 Sioux Falls, SD	2.0	1.0	725	$825	$1.14	45d	1	0.61mi
502 S Duluth Ave Unit 5 Sioux Falls, SD	1.0	1.0	450	$795	$1.77	45d	1	0.66mi
310 N Reid Pl Sioux Falls, SD	3.0	1.0–3.0	1251	$3,783	$3.02	15d	7	0.69mi
615 W 15th St Sioux Falls, SD	2.0	1.0	493	$924	$1.87	15d	9	0.70mi
615 W 15th St Unit 700-09 Sioux Falls, SD	1.0	1.0	578	$845	$1.46	22d	1	0.70mi
615 W 15th St Unit 700-05 Sioux Falls, SD	1.0	1.0	578	$755	$1.31	22d	1	0.70mi
350 N Reid Pl Sioux Falls, SD	2.0	1.0–2.0	898	$3,000	$3.34	15d	9	0.74mi
233 S Duluth Ave Unit 4 Sioux Falls, SD	1.0	1.0	547	$795	$1.45	45d	1	0.76mi
1707 S 10th Ave Apt 2 Sioux Falls, SD	1.0	1.0	700	$894	$1.28	22d	1	0.77mi
215 S Duluth Ave Apt 2 Sioux Falls, SD	2.0	1.0	660	$1,025	$1.55	45d	1	0.78mi
1227 E 8th St Sioux Falls, SD	2.0	1.0	700	$749	$1.07	45d	1	0.78mi
516 W 8th St Unit 05 Sioux Falls, SD	1.0	1.0	700	$710	$1.01	15d	1	0.87mi
815 W 11th St Unit A Sioux Falls, SD	1.0	1.0	750	$725	$0.97	45d	1	0.89mi
302 N Spring Ave Unit 4 Sioux Falls, SD	1.0	1.0	500	$1,200	$2.40	45d	1	0.91mi
1515 S Norton Ave Unit 1515-B Sioux Falls, SD	1.0	1.0	550	$599	$1.09	45d	1	0.93mi
809 W 10th St Sioux Falls, SD	1.0	1.0	562	$750	$1.33	45d	1	0.94mi
330 N Spring Ave Unit 2 Sioux Falls, SD	2.0	1.0	640	$950	$1.48	45d	1	0.95mi
155 E 4th Pl Sioux Falls, SD	2.0	1.0–2.0	950	$3,240	$3.41	15d	12	0.95mi
521 S Menlo Ave Unit 3 Sioux Falls, SD	1.0	1.0	600	$700	$1.17	15d	1	0.97mi
530 N Indiana Ave Sioux Falls, SD	2.0	1.0	575	$890	$1.55	45d	1	0.99mi
607 N Franklin Ave Sioux Falls, SD	2.0	1.0	500	$799	$1.60	22d	1	0.99mi
910 W 10th St Apt 2 Sioux Falls, SD	1.0	1.0	440	$875	$1.99	45d	1	1.01mi
321 N Duluth Ave Unit 6 Sioux Falls, SD	1.0	1.0	600	$700	$1.17	45d	1	1.01mi
434 N Spring Ave Apt 2 Sioux Falls, SD	1.0	1.0	447	$825	$1.85	45d	1	1.03mi
434 N Spring Ave Apt 4 Sioux Falls, SD	2.0	1.0	565	$1,150	$2.04	45d	1	1.03mi
219 S Menlo Ave Sioux Falls, SD	1.0–2.0	1.0	847	$1,004	$1.19	15d	4	1.03mi
104 N Krohn Pl Sioux Falls, SD	1.0	1.0	477	$875	$1.83	15d	2	1.05mi
708 S Euclid Ave Sioux Falls, SD	2.0	1.0	700	$899	$1.28	15d	1	1.06mi
1329 E 4th St Sioux Falls, SD	2.0	1.0	700	$1,050	$1.50	45d	1	1.13mi
701 N Phillips Ave Sioux Falls, SD	2.0	1.0–2.5	894	$2,589	$2.90	15d	17	1.16mi
415 N Prairie Ave Sioux Falls, SD	1.0	1.0	475	$750	$1.58	45d	1	1.16mi

Listing history 10 events

1. 2026-05-19
   status Pending 707-char remark

   Show marketing remark (707 chars)

   Charming and functional ranch home located near downtown Sioux Falls! This 2-bedroom, 2-bath home offers convenient main-level living with both bedrooms and the primary bathroom located on the main floor. The interior features a combination of tile and carpet flooring, creating comfortable and easy-to-maintain living spaces. The layout provides a practical flow between the living, dining, and kitchen areas, making it ideal for everyday living. A second bathroom is located in the lower level, adding extra convenience. Situated on a manageable lot with no garage, this home is a great opportunity for homeowners or investors looking for a centrally located property close to shopping, dining, and parks.

2. 2026-03-25
   price $89,000 707-char remark

   Show marketing remark (707 chars)

   Charming and functional ranch home located near downtown Sioux Falls! This 2-bedroom, 2-bath home offers convenient main-level living with both bedrooms and the primary bathroom located on the main floor. The interior features a combination of tile and carpet flooring, creating comfortable and easy-to-maintain living spaces. The layout provides a practical flow between the living, dining, and kitchen areas, making it ideal for everyday living. A second bathroom is located in the lower level, adding extra convenience. Situated on a manageable lot with no garage, this home is a great opportunity for homeowners or investors looking for a centrally located property close to shopping, dining, and parks.

3. 2026-03-13
   listed $99,000 Active 707-char remark

   Show marketing remark (707 chars)

   Charming and functional ranch home located near downtown Sioux Falls! This 2-bedroom, 2-bath home offers convenient main-level living with both bedrooms and the primary bathroom located on the main floor. The interior features a combination of tile and carpet flooring, creating comfortable and easy-to-maintain living spaces. The layout provides a practical flow between the living, dining, and kitchen areas, making it ideal for everyday living. A second bathroom is located in the lower level, adding extra convenience. Situated on a manageable lot with no garage, this home is a great opportunity for homeowners or investors looking for a centrally located property close to shopping, dining, and parks.

4. 2018-01-12
   soldstatus $39,500
5. 2014-09-16
   listed $42,900 88-char remark

   Show marketing remark (88 chars)

   Move in condition. Main floor laundry. 1+ bedroom. Close to downtown. Centrally located.

6. 2010-09-27
   soldstatus $37,500
7. 2010-07-07
   listed $37,900
8. 2010-06-30
   historical
9. 2009-10-12
   listed $37,900
10. 2003-12-05
    soldstatus $35,500

ⓘ 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: $1,138 · $95/mo
• Projected year-2 tax: $1,166 · $97/mo
• Expected delta: +$28/yr (+$2/mo · 2.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $10,796
• − Mortgage interest: −$4,985
• − Property taxes: −$1,138
• − Insurance: −$445
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$2,589
• Taxable loss: −$88
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $1,367/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): 26,963
• Household income: $57,688
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 1111.0

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 (67%)
• Race & ethnicity: White 67% Black 11% Two or more races 10% Hispanic / Latino 9% Native American 6% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 9% Iranian 3% Italian 1%
• Foreign-born: 13% · Canada
• Languages at home: 83% English-only · Spanish 6% Russian/Polish/Slavic 1% Arabic 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: ▼ -97.10%
• Current HPI: 261.8359
• Rent YoY: ▲ 6.99%
• 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

+150.7% since first listed

10 events — show timeline

• 2026-05-19 Pending — REALTOR® Association of the Sioux Empire
• 2026-03-25 Price Changed $89,000 REALTOR® Association of the Sioux Empire
• 2026-03-13 Listed $99,000 REALTOR® Association of the Sioux Empire
• 2018-01-12 Sold (Public Records) $39,500 Public Records
• 2014-09-16 Listed $42,900 REALTOR® Association of the Sioux Empire
• 2010-09-27 Sold (Public Records) $37,500 Public Records
• 2010-07-07 Listed $37,900 REALTOR® Association of the Sioux Empire
• 2010-06-30 Listing Removed — REALTOR® Association of the Sioux Empire
• 2009-10-12 Listed $37,900 REALTOR® Association of the Sioux Empire
• 2003-12-05 Sold (Public Records) $35,500 Public Records

Property tax history

+6.7%/yr

Latest (2024): $1,138 · -0.6% YoY. Source: county tax records.