809 S Gina Pl Pl · Sioux Falls, SD 57106

$29,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 10 Days on market

Built 1974 Est $49k · 41% under $565/mo HOA · 41% of rent ↓ 29% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.2/5.0
• Schools +3.7/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Updated siding
• Updated windows
• Updated furnace

Tags

• UPDATED FURNACE
• UPDATED A/C
• UPDATED PLUMBING
• UPDATED WINDOWS
• UPDATED INSULATION
• UPDATED SIDING

Property features AI

Finance

• HOA & community: Homeowners association present; Association amenities: Other; Association fee $565

Exterior

• Home design: Mobile home; Other architectural style; Inside city limits
• Construction: Total building area 1,848; Above-grade finished area 924
• Exterior features: Lot is leased

Interior

• Bathrooms: 1 full bathroom
• Interior features: 6 total rooms; 924 sq ft finished on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $29k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $29k).
• Cap rate 19.6% 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: Jefferson High School - 67 (1,749 students, 34% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents rising (+2.2%/yr); 393 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); 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 $200 of loan paydown is wiped out by about $870 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 + 2.2% rent growth), your $8k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.

Recommended offer $29,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 4.74% ✓
• Cap rate: 19.59%
• Cash-on-cash: 47.49%
• DSCR: 3.11
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $48,972
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
811 S Douglas Pl	0.09mi	3/1.0	938 (+2%)	18mo	$50,000	$53	74

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 · 2.18% rent growth · sell at horizon

5-year hold

• IRR: 43.6%
• Equity multiple: 2.85×
• Total profit: $15,009
• Equity at exit: $4,324

10-year hold

• IRR: 49.0%
• Equity multiple: 5.48×
• Total profit: $36,374
• Equity at exit: $2,507

Cash invested: $8,120 (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

• Rents YoY: 2.2%
• Active inventory: 393
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,376 high
• Mortgage (P&I): −$152
• Tax est. 1.5%: −$36 /mo · $435/yr
• Insurance: −$12
• HOA: −$565
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $321

Break-even live

Break-even rent $969

Max offer price $29,000

Occupancy floor 72%

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 Willow Creek Pl Unit 928-10 Sioux Falls, SD	2.0	2.0	1086	$1,294	$1.19	21d	1	0.16mi
912 S Willow Creek Pl Sioux Falls, SD	1.0–2.0	1.0–2.0	868	$1,482	$1.71	13d	4	0.16mi
920 Willow Creek Pl Unit 920-14 Sioux Falls, SD	2.0	2.0	1086	$1,250	$1.15	21d	1	0.20mi
1125 S Ebenezer Ave Sioux Falls, SD	1.0–2.0	1.0–2.0	936	$1,370	$1.46	13d	10	0.26mi
500 S Ruth Ave Sioux Falls, SD	3.0	2.0	1100	$1,301	$1.18	13d	1	0.27mi
1402 S Marion Rd Sioux Falls, SD	1.0–3.0	1.0–2.0	1034	$1,220	$1.18	13d	1	0.52mi
925 S Newcomb Ave Unit 18 Sioux Falls, SD	2.0	1.0	900	$950	$1.06	21d	1	0.55mi
925 S Newcomb Ave Apt 12 Sioux Falls, SD	2.0	1.0	890	$950	$1.07	43d	1	0.55mi
701 S Lyons Ave Sioux Falls, SD	3.0	2.0	1100	$1,005	$0.91	43d	1	0.57mi
5801 W Christopher Pl Sioux Falls, SD	2.0–3.0	1.0	989	$1,047	$1.06	21d	3	0.66mi
5811 W Christopher Pl Unit 15 Sioux Falls, SD	2.0	2.0	1100	$1,095	$1.00	43d	1	0.68mi
5811 W Christopher Pl Unit 02 Sioux Falls, SD	2.0	1.0	1010	$900	$0.89	43d	1	0.68mi
2301 S Lorraine Pl Sioux Falls, SD	2.0	1.0–2.0	834	$1,695	$2.03	13d	15	1.00mi
500 S Kiwanis Ave Sioux Falls, SD	1.0–2.0	1.0–2.0	859	$1,045	$1.22	13d	11	1.28mi

HOA detail

• Monthly dues: $565 · $6,780/yr

Listing history 8 events

1. 2026-06-18
   days on market $29,000 Active 10 DOM
2. 2026-06-17
   days on market $29,000 Active 9 DOM
3. 2026-06-16
   days on market $29,000 Active 8 DOM
4. 2026-06-15
   days on market $29,000 Active 7 DOM
5. 2026-06-14
   days on market $29,000 Active 5 DOM
6. 2026-06-13
   statusdays on market $29,000 Active 4 DOM
7. 2026-06-07
   statusdays on market $29,000 Pending 2 DOM
8. 2026-06-05
   listed $29,000 Active 1 DOM

ⓘ 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 · 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: $16,508
• − Mortgage interest: −$1,624
• − Property taxes: −$435
• − Insurance: −$145
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − HOA: −$6,780
• − Depreciation: −$844
• Taxable income: $4,038
• Est. tax owed @ 24.0%: −$969
• After-tax cash flow: $2,887/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): 51,907
• Household income: $77,580
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 1500.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 7% Two or more races 7% Black 5% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Portuguese 12% Iranian 7% Lithuanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 5% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -138.17%
• Current HPI: 214.9065
• Rent YoY: ▲ 2.18%
• 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

-29.3% since first listed

4 events — show timeline

• 2026-06-02 Listed $29,000 REALTOR® Association of the Sioux Empire
• 2025-10-21 Listing Removed — REALTOR® Association of the Sioux Empire
• 2025-09-25 Price Changed $38,000 REALTOR® Association of the Sioux Empire
• 2025-08-23 Listed $41,000 REALTOR® Association of the Sioux Empire

Property tax history

-5.5%/yr

Latest (2022): $45 · -20.2% YoY. Source: county tax records.