305 N Rochelle Pl Pl · Sioux Falls, SD 57110

$119,900

3 bd · 4.0 ba · 1,836 sqft · Manufactured public records · 80 Days on market

Built 2000 $65/sqft · 12% above area Est $105k · 14% over

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Schools +5.7/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 305 N Rochelle Pl in Sioux Falls — a rare opportunity to own a 1,809 sq ft mobile home with a detached 2-car garage in a highly convenient east-side location near shopping, grocery stores, and quick access to Veterans Parkway. Built in 2000, this home offers a spacious 4 bed, 2 bath layout with plenty of room to live comfortably. Large mobile homes like this at this price point—especially with a garage—are hard to find, so don’t wait.

Key facts

• 2 garage spots
• Built 2000
• Listed 80 days

Tags

• DETACHED 2-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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.
• Brandon Valley School District 49-2 (town): math 60% / reading 70% proficiency, ranked #1 of 59 in SD (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Fred Assam Elementary - 06 (math 69% / reading 72%, grade A-, #18 of 253 statewide, top 7%, 486 students, 6% FRL); Brandon Valley Middle School - 02 (math 56% / reading 72%, grade B+, #11 of 143 statewide, top 8%, 729 students, 13% FRL); Brandon Valley High School - 01 (math 67% / reading 84%, grade A-, #4 of 151 statewide, top 2%, 1,345 students, 11% FRL) — zoned schools at 10% FRL track the district average.
• Market conditions: Rents rising (+3.5%/yr); 501 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $829 of loan paydown is wiped out by about $4k 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 + 3.5% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Recommended offer $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.43% ✓
• Cap rate: 12.52%
• Cash-on-cash: 22.24%
• DSCR: 1.99
• GRM: 5.8

CMA / ARV

• ARV (median comp): $105,250
• List price: $119,900
• Delta: 13.92%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 N Caley Pl	0.15mi	3/2.0	1,680 (-8%)	22mo	$130,000	$77	53
115 N Caley Pl	0.13mi	3/2.0	1,568 (-15%)	19mo	$115,000	$73	46

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 · 3.46% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.62×
• Total profit: $20,963
• Equity at exit: $17,877

10-year hold

• IRR: 24.4%
• Equity multiple: 3.16×
• Total profit: $72,459
• Equity at exit: $10,367

Cash invested: $33,572 (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 57110

• Home prices YoY: -29.6%
• Rents YoY: 3.5%
• Active inventory: 501
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,718 high
• Mortgage (P&I): −$629
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $622

Break-even live

Break-even rent $931

Max offer price $119,900

Occupancy floor 59%

Sensitivity live

Price	-10% $690	-5% $656	+0% $622	+5% $588	+10% $554
Rent	-10% $486	-5% $554	+0% $622	+5% $690	+10% $758
Rate	-1.0pp $683	-0.5pp $653	base $622	+0.5pp $591	+1.0pp $559

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5009 E Linden Ln Sioux Falls, SD	2.0	2.0	1400	$1,495	$1.07	15d	1	0.44mi
626 N Sycamore Ave #204 Sioux Falls, SD	3.0	2.0	1260	$999	$0.79	22d	1	0.67mi
626 N Sycamore Ave Sioux Falls, SD	4.0	3.0	2364	$2,200	$0.93	15d	1	0.68mi
5213 E Prospect St Sioux Falls, SD	4.0	2.0	1750	$1,995	$1.14	22d	1	0.70mi
6544 E Pine Grove Pl Sioux Falls, SD	3.0	2.0	1557	$2,240	$1.44	15d	1	0.77mi
418 S Hein Ave Sioux Falls, SD	3.0	1.0–2.5	888	$1,645	$1.85	15d	25	0.89mi
5501 E 18th St Sioux Falls, SD	3.0	1.0–2.0	944	$1,745	$1.85	15d	23	0.98mi
3210 E 3rd St Unit 3210 Sioux Falls, SD	3.0	2.0	2100	$1,895	$0.90	22d	1	1.36mi
500 N Shepherd Ave Unit 203 Sioux Falls, SD	3.0	2.0	1346	$1,475	$1.10	45d	1	1.37mi
500 N Shepherd Ave Unit 201 Sioux Falls, SD	3.0	2.0	1346	$1,475	$1.10	15d	1	1.37mi
2909 E 6th St Sioux Falls, SD	3.0	1.0–2.0	773	$1,539	$1.99	15d	1	1.43mi
5700 Hitching Pl Unit 5725 Sioux Falls, SD	3.0	2.5	1435	$1,650	$1.15	45d	1	1.49mi
6006 E Copper PL Sioux Falls, SD	3.0	2.5	1527	$1,800	$1.18	22d	1	1.50mi

Listing history 13 events

1. 2026-06-15
   status $119,900 Pending 80 DOM
2. 2026-06-15
   days on market $119,900 Active 80 DOM
3. 2026-06-14
   days on market $119,900 Active 78 DOM
4. 2026-06-13
   days on market $119,900 Active 77 DOM
5. 2026-06-10
   days on market $119,900 Active 75 DOM
6. 2026-06-09
   days on market $119,900 Active 74 DOM
7. 2026-06-08
   days on market $119,900 Active 73 DOM
8. 2026-06-07
   days on market $119,900 Active 72 DOM
9. 2026-06-02
   days on market $119,900 Active 67 DOM
10. 2026-06-01
    days on market $119,900 Active 66 DOM
11. 2026-05-31
    days on market $119,900 Active 65 DOM
12. 2026-05-30
    days on market $119,900 Active 64 DOM
13. 2026-03-27
    listed $119,900 Active 473-char remark

    Show marketing remark (473 chars)

    Welcome to 305 N Rochelle Pl in Sioux Falls — a rare opportunity to own a 1,809 sq ft mobile home with a detached 2-car garage in a highly convenient east-side location near shopping, grocery stores, and quick access to Veterans Parkway. Built in 2000, this home offers a spacious 4 bed, 2 bath layout with plenty of room to live comfortably. Large mobile homes like this at this price point—especially with a garage—are hard to find, so don’t wait.

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $1,571 · $131/mo
• Expected delta: +$891/yr (+$74/mo · 131.0%)

ⓘ 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: $20,621
• − Mortgage interest: −$6,716
• − Property taxes: −$680
• − Insurance: −$600
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$3,488
• Taxable income: $5,838
• Est. tax owed @ 24.0%: −$1,401
• After-tax cash flow: $6,065/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: Brandon Valley School District 49-2
• NCES district ID: 4607950
• Math proficiency: 60% ▼ -6.00%
• Reading proficiency: 70% ▼ -2.00%
• Median HH income: $73,211
• Composite: 57.4/100
• National rank: #1078
• State rank: #1 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): 23,313
• Household income: $88,955
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 635.0

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 (78%)
• Race & ethnicity: White 78% Black 7% Two or more races 5% Hispanic / Latino 5% Asian 4%
• Common ancestry: Portuguese 11% Iranian 8% Romanian 2%
• Foreign-born: 12% · Canada, India, South Korea
• Languages at home: 85% English-only · Spanish 5% Other Indo-European 3% 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: ▼ -88.96%
• Current HPI: 211.5301
• Rent YoY: ▲ 3.46%
• 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

1 event — show timeline

• 2026-03-27 Listed $119,900 REALTOR® Association of the Sioux Empire

Property tax history

-4.8%/yr

Latest (2024): $680 · -11.7% YoY. Source: county tax records.