6317 Pine Meadows Pl Pl · Sioux Falls, SD 57107

$75,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 231 Days on market

Built 2020 $81/sqft · 108% above area

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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
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 6317 W Pine Meadows Pl in Sioux Falls! This 2020-built 3-bed, 2-bath home offers 1,152 sq ft of comfortable, modern living in the quiet Pine Meadow Mobile Home Court. Enjoy an open floor plan, central air, forced heat, and in-unit laundry. The layout is functional and inviting, perfect for families or first-time buyers. Conveniently located near schools, shopping, and highways—with low annual taxes of just $520.44. A smart, affordable opportunity in a great location!

Key facts

• Open floor plan
• Great location
• In-unit laundry

Tags

• OPEN FLOOR PLAN
• CENTRAL AIR
• FORCED HEAT
• IN-UNIT LAUNDRY
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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: 146 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $519 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 + 3.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 231 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.58% ✓
• Cap rate: 12.99%
• Cash-on-cash: 23.91%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (median comp): $45,000
• List price: $75,000
• Delta: 66.67%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 N Todd Pl Pl	0.34mi	2/1.0	902 (-2%)	3mo	$40,000	$44	74
6404 W Sandalwood Pl Pl	0.13mi	2/2.0	1,032 (+12%)	5mo	$39,000	$38	71
5602 W bluebird Pl	0.52mi	3/1.0 (+1)	924 (0%)	12mo	$55,000	$60	56
5809 W Wren Pl Pl	0.42mi	3/2.0 (+1)	1,040 (+13%)	2mo	$45,000	$43	52

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: 17.1%
• Equity multiple: 1.69×
• Total profit: $14,520
• Equity at exit: $11,183

10-year hold

• IRR: 25.6%
• Equity multiple: 3.24×
• Total profit: $47,038
• Equity at exit: $6,485

Cash invested: $21,000 (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

• Home prices YoY: -21.6%
• Active inventory: 146
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,186 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $419

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 60%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5811 W Christopher Pl Unit 15 Sioux Falls, SD	2.0	2.0	1100	$1,095	$1.00	43d	1	0.81mi
5811 W Christopher Pl Unit 02 Sioux Falls, SD	2.0	1.0	1010	$900	$0.89	43d	1	0.81mi
5801 W Christopher Pl Sioux Falls, SD	2.0–3.0	1.0	989	$897	$0.91	20d	3	0.84mi
912 S Willow Creek Pl Sioux Falls, SD	1.0–2.0	1.0–2.0	868	$1,482	$1.71	13d	4	0.92mi
912 Willow Creek Pl Unit 928-10 Sioux Falls, SD	2.0	2.0	1086	$1,294	$1.19	20d	1	0.92mi
920 Willow Creek Pl Unit 920-14 Sioux Falls, SD	2.0	2.0	1086	$1,250	$1.15	20d	1	0.97mi
500 S Ruth Ave Sioux Falls, SD	3.0	2.0	1100	$1,301	$1.18	13d	1	0.99mi
5317 W Pineridge Dr Sioux Falls, SD	3.0	1.0–2.0	872	$1,213	$1.39	13d	15	1.05mi
5007 W Equestrian Pl Sioux Falls, SD	1.0	1.0	676	$1,025	$1.52	13d	7	1.06mi
1111 S Sertoma Ave Sioux Falls, SD	1.0–2.0	1.0–2.0	797	$1,115	$1.40	13d	11	1.12mi
5008 W Equestrian Pl Sioux Falls, SD	1.0	1.0	678	$988	$1.46	20d	2	1.12mi
1125 S Ebenezer Ave Sioux Falls, SD	1.0–2.0	1.0–2.0	936	$1,370	$1.46	13d	10	1.17mi
1402 S Marion Rd Sioux Falls, SD	1.0–3.0	1.0–2.0	1034	$1,032	$1.00	13d	1	1.25mi
701 S Lyons Ave Sioux Falls, SD	3.0	2.0	1100	$1,005	$0.91	43d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $75,000 Active 231 DOM
2. 2026-06-17
   days on market $75,000 Active 230 DOM
3. 2026-06-16
   days on market $75,000 Active 229 DOM
4. 2026-06-15
   days on market $75,000 Active 228 DOM
5. 2026-06-14
   days on market $75,000 Active 226 DOM
6. 2026-06-13
   days on market $75,000 Active 225 DOM
7. 2026-06-10
   days on market $75,000 Active 223 DOM
8. 2026-06-09
   days on market $75,000 Active 222 DOM
9. 2026-06-08
   days on market $75,000 Active 221 DOM
10. 2026-06-07
    days on market $75,000 Active 220 DOM
11. 2026-06-05
    days on market $75,000 Active 217 DOM
12. 2026-06-03
    days on market $75,000 Active 216 DOM
13. 2026-06-02
    days on market $75,000 Active 215 DOM
14. 2026-06-01
    days on market $75,000 Active 214 DOM
15. 2026-05-31
    days on market $75,000 Active 213 DOM
16. 2026-05-30
    days on market $75,000 Active 212 DOM
17. 2025-10-30
    listed $75,000 Active 488-char remark

    Show marketing remark (488 chars)

    Welcome to 6317 W Pine Meadows Pl in Sioux Falls! This 2020-built 3-bed, 2-bath home offers 1,152 sq ft of comfortable, modern living in the quiet Pine Meadow Mobile Home Court. Enjoy an open floor plan, central air, forced heat, and in-unit laundry. The layout is functional and inviting, perfect for families or first-time buyers. Conveniently located near schools, shopping, and highways—with low annual taxes of just $520.44. A smart, affordable opportunity in a great location!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $14,230
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$2,182
• Taxable income: $4,070
• Est. tax owed @ 24.0%: −$977
• After-tax cash flow: $4,045/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): 12,605
• Household income: $74,141
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 360.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 15% Black 9% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 11% Iranian 4% Lithuanian 1%
• Foreign-born: 11% · Canada, South Korea, Philippines
• Languages at home: 87% English-only · Spanish 9% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -62.13%
• Current HPI: 225.7479
• Rent YoY: —
• 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

• 2025-10-30 Listed $75,000 REALTOR® Association of the Sioux Empire

Property tax history

-3.5%/yr

Latest (2019): $90 · +0.1% YoY. Source: county tax records.