314 N Fairfax Ave Ave · Sioux Falls, SD 57103-1325

$150,000

2 bd · 3.0 ba · 796 sqft · Other public records · 31 Days on market

Built 1919 6,116 sqft lot

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Why this score? — see what drove the D- 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 +7.8/30.0
• 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
• 1% rule +2.0/10.0
• DSCR +1.8/10.0

Key facts

• Open floor plan
• Spacious kitchen
• Main floor laundry

Tags

• OPEN FLOOR PLAN
• SPACIOUS KITCHEN
• MAIN FLOOR LAUNDRY
• FENCED IN YARD
• STORAGE SHED
• CONVENIENT ALLY ACCESS

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer; Publicly maintained road with curb and gutter; Inside city limits
• Home design: Single-family ranch-style home; Owned land
• Construction: Synthetic stucco and wood siding exterior; Block foundation; Composition roof
• Exterior features: City lot; Lot dimensions approximately 139 x 45; Shed(s) on the property

Interior

• Kitchen: Range; Refrigerator; Breakfast nook adjacent to the kitchen
• Bedrooms: Main-level master bedroom (approx. 9 x 10); Main-level second bedroom (approx. 7 x 8)
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Natural gas water heater
• Interior features: Formal dining room; Main floor laundry; Full basement; Breakfast nook; Front foyer entry that can function as a sunroom or office; Back foyer entry
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (30.1% below list).
• Recommended offer: $105k (30.1% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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: Terry Redlin Elementary - 11 (math 17% / reading 27%, grade F, #228 of 253 statewide, top 92%, 473 students, 77% FRL); Whittier Middle School - 08 (math 14% / reading 26%, grade F, #133 of 143 statewide, top 93%, 704 students, 70% FRL); Washington High School - 01 (math 33% / reading 57%, grade D-, #110 of 151 statewide, top 73%, 1,910 students, 39% FRL) — zoned schools average 62% FRL vs 36% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 44% district-wide (-14 pts) — the specific schools serving this property underperform the Sioux Falls School District 49-5 average; the district grade overstates school quality for this exact location.
• Market conditions: 1 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Minnehaha County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y ago 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.
• Current owner paid $105k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,784 (30.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.84%
• DSCR: 0.78
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.0%
• Equity multiple: 1.17×
• Total profit: $7,272
• Equity at exit: $67,446

10-year hold

• IRR: 6.4%
• Equity multiple: 1.98×
• Total profit: $41,019
• Equity at exit: $103,943

Cash invested: $42,000 (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 57103-1325

• Active inventory: 1
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,048 high
• Mortgage (P&I): −$787
• Tax from tax record: −$148 /mo · $1,777/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-169

Break-even live

Break-even rent $1,262

Max offer price $120,073

Occupancy floor —

Sensitivity live

Price	-10% $-84	-5% $-127	+0% $-169	+5% $-212	+10% $-254
Rent	-10% $-252	-5% $-211	+0% $-169	+5% $-128	+10% $-87
Rate	-1.0pp $-94	-0.5pp $-131	base $-169	+0.5pp $-208	+1.0pp $-248

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1227 E 8th St Sioux Falls, SD	2.0	1.0	700	$749	$1.07	45d	1	0.21mi
514 N French Ave Sioux Falls, SD	2.0	1.0	850	$1,450	$1.71	15d	1	0.25mi
530 N Indiana Ave Sioux Falls, SD	2.0	1.0	575	$890	$1.55	45d	1	0.26mi
1329 E 4th St Sioux Falls, SD	2.0	1.0	700	$1,050	$1.50	45d	1	0.38mi
310 N Reid Pl Sioux Falls, SD	3.0	1.0–3.0	1251	$3,783	$3.02	15d	7	0.42mi
124 S Blauvelt Ave Unit 117 Sioux Falls, SD	2.0	2.0	900	$1,095	$1.22	23d	1	0.45mi
350 N Reid Pl Sioux Falls, SD	2.0	1.0–2.0	898	$3,000	$3.34	15d	9	0.46mi
113 S Mable Ave Unit 212 Sioux Falls, SD	2.0	2.0	900	$1,095	$1.22	15d	1	0.46mi
1511 E Nye St Sioux Falls, SD	2.0	1.0	907	$975	$1.07	45d	1	0.48mi
104 N Krohn Pl Sioux Falls, SD	1.0	1.0	477	$875	$1.83	15d	2	0.55mi
155 E 4th Pl Sioux Falls, SD	2.0	1.0–2.0	950	$3,240	$3.41	15d	12	0.58mi
909 E 14th St Sioux Falls, SD	1.0	1.0	780	$995	$1.28	23d	3	0.64mi
325 E 12th St Sioux Falls, SD	1.0–2.0	1.0–2.0	954	$1,680	$1.76	15d	11	0.65mi
950 N Cliff Ave Sioux Falls, SD	1.0–3.0	1.0–2.0	970	$799	$0.82	45d	1	0.67mi
230 S Phillips Ave Unit 405 Sioux Falls, SD	2.0	1.0	925	$1,625	$1.76	23d	1	0.71mi
205 E 12th St Sioux Falls, SD	1.0–2.0	1.0–2.0	772	$2,430	$3.15	15d	28	0.72mi
101 S Main Ave Sioux Falls, SD	1.0–2.0	1.0–2.0	1143	$2,450	$2.14	45d	2	0.77mi
701 N Phillips Ave Sioux Falls, SD	2.0	1.0–2.5	894	$2,589	$2.90	15d	17	0.79mi
758 S 3rd Ave Sioux Falls, SD	2.0	1.0	900	$900	$1.00	23d	1	0.92mi
330 N Spring Ave Unit 2 Sioux Falls, SD	2.0	1.0	640	$950	$1.48	45d	1	0.93mi
500 S Dakota Ave Sioux Falls, SD	1.0	1.0	698	$755	$1.08	45d	1	0.94mi
434 N Spring Ave Apt 4 Sioux Falls, SD	2.0	1.0	565	$1,150	$2.04	45d	1	0.95mi
300 S Lowell Ave Unit 300-17 Sioux Falls, SD	2.0	1.0	625	$792	$1.27	23d	1	0.95mi
300 S Lowell Ave Unit 304-04 Sioux Falls, SD	1.0	1.0	585	$694	$1.19	23d	1	0.95mi
300 S Lowell Ave Sioux Falls, SD	1.0–2.0	1.0	648	$885	$1.36	15d	16	0.95mi
1509 E Bennett St #1 Sioux Falls, SD	2.0	1.0	1100	$900	$0.82	23d	1	0.95mi
516 W 8th St Unit 05 Sioux Falls, SD	1.0	1.0	700	$710	$1.01	15d	1	0.98mi
633 S Main Ave Unit 2 Sioux Falls, SD	2.0	1.5	980	$950	$0.97	45d	1	0.99mi
801 S Phillips Ave Unit 1 Sioux Falls, SD	1.0	1.0	800	$735	$0.92	45d	1	1.02mi
321 N Duluth Ave Unit 6 Sioux Falls, SD	1.0	1.0	600	$700	$1.17	45d	1	1.03mi
602 W 9th St Sioux Falls, SD	2.0	1.0	900	$1,100	$1.22	15d	1	1.04mi
1908 E Rice St Sioux Falls, SD	1.0	1.0	700	$649	$0.93	45d	1	1.05mi
100 W 17th St Apt 15 Sioux Falls, SD	2.0	1.5	1000	$1,195	$1.20	23d	1	1.06mi
100 W 17th St Unit 17 Sioux Falls, SD	1.0	1.0	965	$895	$0.93	23d	1	1.06mi
704 N Duluth Ave Sioux Falls, SD	2.0	1.0	900	$2,000	$2.22	45d	1	1.07mi
215 S Duluth Ave Apt 2 Sioux Falls, SD	2.0	1.0	660	$1,025	$1.55	45d	1	1.08mi
233 S Duluth Ave Unit 4 Sioux Falls, SD	1.0	1.0	547	$795	$1.45	45d	1	1.09mi
112 W 17th St Unit 7 Sioux Falls, SD	2.0	1.0	1000	$1,150	$1.15	45d	1	1.09mi
703 S Dakota Ave Sioux Falls, SD	2.0	1.0	660	$850	$1.29	45d	2	1.10mi
121 N Cleveland Ave Sioux Falls, SD	1.0	1.0	527	$675	$1.28	23d	2	1.11mi

Listing history 31 events

1. 2026-06-14
   days on market $150,000 Active 31 DOM
2. 2026-06-13
   days on market $150,000 Active 30 DOM
3. 2026-06-10
   days on market $150,000 Active 28 DOM
4. 2026-06-09
   days on market $150,000 Active 27 DOM
5. 2026-06-08
   days on market $150,000 Active 26 DOM
6. 2026-06-07
   days on market $150,000 Active 25 DOM
7. 2026-06-05
   days on market $150,000 Active 22 DOM
8. 2026-06-03
   days on market $150,000 Active 21 DOM
9. 2026-06-02
   days on market $150,000 Active 20 DOM
10. 2026-06-01
    days on market $150,000 Active 19 DOM
11. 2026-05-31
    days on market $150,000 Active 18 DOM
12. 2026-05-30
    days on market $150,000 Active 17 DOM
13. 2026-05-13
    historical
14. 2026-05-12
    listed $150,000 Active 243-char remark
15. 2026-03-05
    listed $155,000 Active
16. 2026-03-05
    historical
17. 2026-02-27
    price $155,000
18. 2026-01-27
    listed $160,000 Active
19. 2022-03-17
    soldstatus $105,000 Sold
20. 2022-03-17
    soldstatus $105,000
21. 2022-03-13
    status Pending
22. 2022-02-16
    historical Active - Contingent Misc
23. 2022-02-14
    listed $100,000 Active - New
24. 2017-08-11
    soldstatus $55,001
25. 2017-07-03
    listed $56,900
26. 2017-06-28
    historical
27. 2017-03-01
    listed $59,900
28. 2017-03-01
    historical
29. 2016-12-28
    listed $63,500
30. 2013-04-30
    soldstatus $41,000
31. 2013-02-22
    listed $49,000

ⓘ 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: $1,777 · $148/mo
• Projected year-2 tax: $1,965 · $164/mo
• Expected delta: +$188/yr (+$16/mo · 10.6%)

ⓘ 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 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: $12,574
• − Mortgage interest: −$8,402
• − Property taxes: −$1,777
• − Insurance: −$750
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$4,364
• Taxable loss: −$4,731
• Est. tax savings @ 24.0%: +$1,135
• After-tax cash flow: $-898/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

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

+206.1% since first listed

20 events — show timeline

• 2026-06-14 Listing Removed — REALTOR® Association of the Sioux Empire
• 2026-05-13 Listing Removed — REALTOR® Association of the Sioux Empire
• 2026-05-12 Listed $150,000 REALTOR® Association of the Sioux Empire
• 2026-03-05 Listing Removed — REALTOR® Association of the Sioux Empire
• 2026-03-05 Listed $155,000 REALTOR® Association of the Sioux Empire
• 2026-02-27 Price Changed $155,000 REALTOR® Association of the Sioux Empire
• 2026-01-27 Listed $160,000 REALTOR® Association of the Sioux Empire
• 2022-03-17 Sold (Public Records) $105,000 Public Records
• 2022-03-17 Sold (MLS) $105,000 REALTOR® Association of the Sioux Empire
• 2022-03-13 Pending — REALTOR® Association of the Sioux Empire
• 2022-02-16 Contingent — REALTOR® Association of the Sioux Empire
• 2022-02-14 Listed $100,000 REALTOR® Association of the Sioux Empire
• 2017-08-11 Sold (Public Records) $55,001 Public Records
• 2017-07-03 Listed $56,900 REALTOR® Association of the Sioux Empire
• 2017-06-28 Listing Removed — REALTOR® Association of the Sioux Empire
• 2017-03-01 Listing Removed — REALTOR® Association of the Sioux Empire
• 2017-03-01 Listed $59,900 REALTOR® Association of the Sioux Empire
• 2016-12-28 Listed $63,500 REALTOR® Association of the Sioux Empire
• 2013-04-30 Sold (Public Records) $41,000 Public Records
• 2013-02-22 Listed $49,000 REALTOR® Association of the Sioux Empire

Property tax history

+5.8%/yr

Latest (2024): $1,777 · +1.8% YoY. Source: county tax records.