8101 W 12th St St · Sioux Falls, SD 57106-5839

$50,000

4 bd · 4.0 ba · 2,019 sqft · SingleFamily public records · 48 Days on market

Built 1940 $25/sqft · 84% below 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
• 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

• Built 1940
• Listed 48 days

Property features AI

Finance

• Financial info: Annual tax noted (amount withheld per instructions)

Exterior

• Utilities: Water source: Other; Sewer: Other; Electric service: (not specified)
• Home design: Two-story single family residence; Above-grade finished living area approximately 2,019
• Construction: Composition roof; Other foundation; Construction materials: Other; Built with other/unspecified materials
• Exterior features: Owned land

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Total of 9 rooms (includes bedrooms and living spaces)
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Living room with a wood-burning fireplace
• Laundry & utility: No whole-house water softener indicated; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 36.6% 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: Discovery Elementary - 26 (math 55% / reading 53%, grade C, #97 of 253 statewide, top 38%, 877 students, 18% FRL); Jefferson High School - 67 (1,749 students, 34% FRL).
• Market conditions: 1 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 ($346 loan paydown + $2k 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 ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1940 — 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: 4.07% ✓
• Cap rate: 36.59%
• Cash-on-cash: 108.20%
• DSCR: 5.81
• GRM: 2.0

CMA / ARV

• ARV (median comp): $318,549
• List price: $50,000
• Delta: -84.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
604 S Clearbrook Ave Ave	0.22mi	4/2.0	1,952 (-3%)	3mo	$353,500	$181	74
7616 W Loganberry St	0.39mi	4/3.0	2,094 (+4%)	9mo	$385,000	$184	64
813 S Clearbrook Ave Ave	0.37mi	4/3.0	1,845 (-9%)	4mo	$352,000	$191	61
7809 Stoney Creek St St	0.44mi	4/3.0	1,862 (-8%)	8mo	$345,000	$185	56
8804 W Nikita Dr	0.57mi	4/3.0	2,088 (+3%)	13mo	$365,000	$175	53
7525 W Stoney Creek St St	0.51mi	4/3.0	2,230 (+10%)	3mo	$395,000	$177	52
824 S Tanglewood Ave Ave	0.43mi	4/2.0	1,755 (-13%)	2mo	$316,500	$180	48
812 S Clearbrook Ave	0.38mi	4/3.0	2,306 (+14%)	9mo	$430,000	$186	47
1312 S Keva Ave	0.66mi	4/3.0	2,134 (+6%)	11mo	$413,000	$194	46
8908 W 18th St	0.70mi	4/2.0	1,844 (-9%)	12mo	$365,000	$198	35
7517 W Stoney Creek St	0.52mi	4/2.0	1,717 (-15%)	12mo	$350,000	$204	33
1201 S Keva Ave	0.65mi	4/3.0	2,304 (+14%)	13mo	$438,000	$190	31

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: —
• Equity multiple: 7.18×
• Total profit: $86,451
• Equity at exit: $22,482

10-year hold

• IRR: —
• Equity multiple: 14.94×
• Total profit: $195,134
• Equity at exit: $34,648

Cash invested: $14,000 (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 57106-5839

• Active inventory: 1
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $2,035 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $1,262

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 33%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6516 W 6th Pl Sioux Falls, SD	4.0	2.5	1800	$2,200	$1.22	43d	1	1.27mi
2114 S Ronsiek Ave Sioux Falls, SD	3.0	2.0	1420	$1,799	$1.27	13d	1	1.43mi

Listing history 18 events

1. 2026-06-18
   days on market $50,000 Active 48 DOM
2. 2026-06-17
   days on market $50,000 Active 47 DOM
3. 2026-06-16
   days on market $50,000 Active 46 DOM
4. 2026-06-15
   days on market $50,000 Active 45 DOM
5. 2026-06-14
   days on market $50,000 Active 43 DOM
6. 2026-06-13
   days on market $50,000 Active 42 DOM
7. 2026-06-10
   days on market $50,000 Active 40 DOM
8. 2026-06-09
   days on market $50,000 Active 39 DOM
9. 2026-06-08
   days on market $50,000 Active 38 DOM
10. 2026-06-07
    days on market $50,000 Active 37 DOM
11. 2026-06-05
    days on market $50,000 Active 34 DOM
12. 2026-06-03
    days on market $50,000 Active 33 DOM
13. 2026-06-02
    days on market $50,000 Active 32 DOM
14. 2026-06-01
    days on market $50,000 Active 31 DOM
15. 2026-05-31
    days on market $50,000 Active 30 DOM
16. 2026-05-30
    days on market $50,000 Active 29 DOM
17. 2026-04-15
    listed $100,000 Active 168-char remark
18. 2012-12-19
    soldstatus $348,993

ⓘ 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 4/10 Moderate
• 🌡 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: $24,423
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,954
• − Management: −$1,954
• − Depreciation: −$1,455
• Taxable income: $15,260
• Est. tax owed @ 24.0%: −$3,662
• After-tax cash flow: $11,485/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

No demographic data for this ZIP.

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

-85.7% since first listed

3 events — show timeline

• 2026-05-22 Price Changed $50,000 REALTOR® Association of the Sioux Empire
• 2026-04-15 Listed $100,000 REALTOR® Association of the Sioux Empire
• 2012-12-19 Sold (Public Records) $348,993 Public Records

Property tax history

+4.7%/yr

Latest (2024): $3,685 · +23.8% YoY. Source: county tax records.