916 W 10th St St · Sioux Falls, SD 57104

$139,900

2 bd · 2.0 ba · 916 sqft · Other public records · 88 Days on market

Built 1890 7,260 sqft lot $153/sqft · 30% below area Est $199k · 30% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.1/30.0
• Rent growth +4.2/5.0
• Livability +4.2/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and full of potential, this 2-bedroom, 1-bath home offers comfortable living spaces and great outdoor features. Step onto the welcoming front deck and into a bright living room filled with natural light. A separate dining area flows into an efficient kitchen, making everyday living easy. Both bedrooms have direct access to a shared ¾ bath. The unfinished basement provides excellent storage or future finishing possibilities. Outside, enjoy the back deck for relaxing or entertaining. A detached 1-stall garage with a separate workshop adds extra space for hobbies, projects, or storage. Whether you’re looking for your first home, a downsizing option, or an investment opportunity, this property is ready for your vision. Schedule your showing today and see the possibilities for yourself!

Key facts

• 7,260 sq ft lot
• Garage
• Built 1890

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $-134 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (16.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (26.4% below list).
• Recommended offer: $103k (26.4% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: Rents rising fast (+7.0%/yr); 155 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $967 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.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $65k; list at $140k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $102,945 (26.4% 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 88 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.74% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.11%
• DSCR: 0.82
• GRM: 11.3

CMA / ARV

• ARV (median comp): $199,308
• List price: $139,900
• Delta: -29.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.99% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.31×
• Total profit: $-26,917
• Equity at exit: $20,860

10-year hold

• IRR: -5.1%
• Equity multiple: 0.61×
• Total profit: $-15,279
• Equity at exit: $12,096

Cash invested: $39,172 (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 57104

• Home prices YoY: -27.1%
• Rents YoY: 7.0%
• Active inventory: 155
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,029 high
• Mortgage (P&I): −$734
• Tax from tax record: −$156 /mo · $1,867/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $-134

Break-even live

Break-even rent $1,199

Max offer price $116,189

Occupancy floor —

Sensitivity live

Price	-10% $-55	-5% $-95	+0% $-134	+5% $-174	+10% $-213
Rent	-10% $-216	-5% $-175	+0% $-134	+5% $-94	+10% $-53
Rate	-1.0pp $-64	-0.5pp $-99	base $-134	+0.5pp $-170	+1.0pp $-207

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
809 W 10th St Sioux Falls, SD	1.0	1.0	562	$750	$1.33	45d	1	0.05mi
219 S Menlo Ave Sioux Falls, SD	1.0–2.0	1.0	847	$1,004	$1.19	14d	4	0.09mi
815 W 11th St Unit A Sioux Falls, SD	1.0	1.0	750	$725	$0.97	45d	1	0.12mi
915 W 12th St Sioux Falls, SD	3.0	2.0	1100	$1,395	$1.27	22d	1	0.19mi
718 W 12th St Unit 4 Sioux Falls, SD	2.0	1.0	1000	$875	$0.88	22d	1	0.21mi
215 S Duluth Ave Apt 2 Sioux Falls, SD	2.0	1.0	660	$1,025	$1.55	45d	1	0.23mi
233 S Duluth Ave Unit 4 Sioux Falls, SD	1.0	1.0	547	$795	$1.45	45d	1	0.24mi
602 W 9th St Sioux Falls, SD	2.0	1.0	900	$1,100	$1.22	14d	1	0.25mi
203 S Covell Ave Unit 3 Sioux Falls, SD	2.0	1.0	750	$850	$1.13	45d	1	0.26mi
521 S Menlo Ave Unit 3 Sioux Falls, SD	1.0	1.0	600	$700	$1.17	14d	1	0.29mi
1009 W 7th St Sioux Falls, SD	2.0	1.5	1125	$1,600	$1.42	45d	1	0.30mi
1118 W 8th St Apt 4 Sioux Falls, SD	1.0	1.0	700	$700	$1.00	45d	1	0.31mi
516 W 8th St Unit 05 Sioux Falls, SD	1.0	1.0	700	$710	$1.01	14d	1	0.34mi
1301 W 13th St Sioux Falls, SD	1.0	1.0	755	$899	$1.19	22d	1	0.37mi
321 N Duluth Ave Unit 6 Sioux Falls, SD	1.0	1.0	600	$700	$1.17	45d	1	0.40mi
1330 W 14th St Sioux Falls, SD	3.0	1.0	1032	$1,499	$1.45	45d	1	0.43mi
615 W 15th St Unit 700-05 Sioux Falls, SD	1.0	1.0	578	$755	$1.31	22d	1	0.46mi
615 W 15th St Unit 700-09 Sioux Falls, SD	1.0	1.0	578	$845	$1.46	22d	1	0.46mi
615 W 15th St Sioux Falls, SD	2.0	1.0	493	$924	$1.87	14d	9	0.46mi
330 N Spring Ave Unit 2 Sioux Falls, SD	2.0	1.0	640	$950	$1.48	45d	1	0.46mi
708 S Euclid Ave Sioux Falls, SD	2.0	1.0	700	$899	$1.28	14d	1	0.47mi
407 N Covell Ave Unit 3 Sioux Falls, SD	1.0	1.0	600	$700	$1.17	45d	1	0.47mi
1605 W 10th St Sioux Falls, SD	2.0	1.0	1100	$1,295	$1.18	22d	1	0.49mi
101 S Main Ave Sioux Falls, SD	1.0–2.0	1.0–2.0	1143	$2,450	$2.14	45d	2	0.53mi
500 S Dakota Ave Sioux Falls, SD	1.0	1.0	698	$755	$1.08	45d	1	0.54mi
434 N Spring Ave Apt 4 Sioux Falls, SD	2.0	1.0	565	$1,150	$2.04	45d	1	0.54mi
500 W 16th St Apt 6 Sioux Falls, SD	2.0	1.0	725	$825	$1.14	45d	1	0.56mi
1733 W 11th St Sioux Falls, SD	2.0	1.0	875	$1,350	$1.54	45d	1	0.60mi
230 S Phillips Ave Unit 405 Sioux Falls, SD	2.0	1.0	925	$1,625	$1.76	22d	1	0.64mi
703 S Dakota Ave Sioux Falls, SD	2.0	1.0	660	$850	$1.29	45d	2	0.64mi
633 S Main Ave Unit 2 Sioux Falls, SD	2.0	1.5	980	$950	$0.97	45d	1	0.66mi
320 N Western Ave Sioux Falls, SD	3.0	2.0	1100	$1,056	$0.96	45d	1	0.67mi
1000 S Summit Ave Unit 03 Sioux Falls, SD	2.0	2.0	950	$1,050	$1.11	22d	1	0.68mi
704 N Duluth Ave Sioux Falls, SD	2.0	1.0	900	$2,000	$2.22	45d	1	0.70mi
616 S Western Ave Sioux Falls, SD	2.0	1.0	768	$875	$1.14	22d	1	0.71mi
205 E 12th St Sioux Falls, SD	1.0–2.0	1.0–2.0	772	$2,430	$3.15	14d	28	0.73mi
105 S Lyndale Ave Sioux Falls, SD	2.0	1.0	1100	$1,195	$1.09	45d	1	0.75mi
210 W 17th St Sioux Falls, SD	2.0	1.0	720	$1,000	$1.39	45d	1	0.75mi
801 S Phillips Ave Unit 1 Sioux Falls, SD	1.0	1.0	800	$735	$0.92	45d	1	0.78mi
112 W 17th St Unit 7 Sioux Falls, SD	2.0	1.0	1000	$1,150	$1.15	45d	1	0.79mi

Listing history 24 events

1. 2026-06-21
   days on market $139,900 Active 88 DOM
2. 2026-06-18
   days on market $139,900 Active 85 DOM
3. 2026-06-17
   days on market $139,900 Active 84 DOM
4. 2026-06-16
   days on market $139,900 Active 83 DOM
5. 2026-06-15
   days on market $139,900 Active 82 DOM
6. 2026-06-14
   days on market $139,900 Active 80 DOM
7. 2026-06-13
   days on market $139,900 Active 79 DOM
8. 2026-06-10
   days on market $139,900 Active 77 DOM
9. 2026-06-09
   days on market $139,900 Active 76 DOM
10. 2026-06-08
    days on market $139,900 Active 75 DOM
11. 2026-06-07
    days on market $139,900 Active 74 DOM
12. 2026-06-05
    days on market $139,900 Active 71 DOM
13. 2026-06-03
    days on market $139,900 Active 70 DOM
14. 2026-06-02
    days on market $139,900 Active 69 DOM
15. 2026-06-01
    days on market $139,900 Active 68 DOM
16. 2026-05-31
    days on market $139,900 Active 67 DOM
17. 2026-05-30
    days on market $139,900 Active 66 DOM
18. 2026-03-25
    historical

    Show marketing remark (814 chars)

    Charming and full of potential, this 2-bedroom, 1-bath home offers comfortable living spaces and great outdoor features. Step onto the welcoming front deck and into a bright living room filled with natural light. A separate dining area flows into an efficient kitchen, making everyday living easy. Both bedrooms have direct access to a shared ¾ bath. The unfinished basement provides excellent storage or future finishing possibilities. Outside, enjoy the back deck for relaxing or entertaining. A detached 1-stall garage with a separate workshop adds extra space for hobbies, projects, or storage. Whether you’re looking for your first home, a downsizing option, or an investment opportunity, this property is ready for your vision. Schedule your showing today and see the possibilities for yourself!

19. 2026-03-25
    listed $139,900 Active 814-char remark

    Show marketing remark (814 chars)

    Charming and full of potential, this 2-bedroom, 1-bath home offers comfortable living spaces and great outdoor features. Step onto the welcoming front deck and into a bright living room filled with natural light. A separate dining area flows into an efficient kitchen, making everyday living easy. Both bedrooms have direct access to a shared ¾ bath. The unfinished basement provides excellent storage or future finishing possibilities. Outside, enjoy the back deck for relaxing or entertaining. A detached 1-stall garage with a separate workshop adds extra space for hobbies, projects, or storage. Whether you’re looking for your first home, a downsizing option, or an investment opportunity, this property is ready for your vision. Schedule your showing today and see the possibilities for yourself!

20. 2026-01-28
    price $149,900
21. 2026-01-14
    listed $160,000 Active
22. 2019-04-01
    soldstatus $65,000
23. 2015-08-03
    soldstatus $60,000
24. 2015-06-08
    listed $60,000

ⓘ 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: $1,867 · $156/mo
• Projected year-2 tax: $1,867 · $156/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $12,353
• − Mortgage interest: −$7,837
• − Property taxes: −$1,867
• − Insurance: −$700
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$4,070
• Taxable loss: −$4,096
• Est. tax savings @ 24.0%: +$983
• After-tax cash flow: $-628/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): 26,963
• Household income: $57,688
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 1111.0

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 (67%)
• Race & ethnicity: White 67% Black 11% Two or more races 10% Hispanic / Latino 9% Native American 6% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 9% Iranian 3% Italian 1%
• Foreign-born: 13% · Canada
• Languages at home: 83% English-only · Spanish 6% Russian/Polish/Slavic 1% Arabic 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: ▼ -97.10%
• Current HPI: 261.8359
• Rent YoY: ▲ 6.99%
• 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

+133.2% since first listed

7 events — show timeline

• 2026-03-25 Listed $139,900 REALTOR® Association of the Sioux Empire
• 2026-03-25 Listing Removed — REALTOR® Association of the Sioux Empire
• 2026-01-28 Price Changed $149,900 REALTOR® Association of the Sioux Empire
• 2026-01-14 Listed $160,000 REALTOR® Association of the Sioux Empire
• 2019-04-01 Sold (Public Records) $65,000 Public Records
• 2015-08-03 Sold (Public Records) $60,000 Public Records
• 2015-06-08 Listed $60,000 REALTOR® Association of the Sioux Empire

Property tax history

+4.0%/yr

Latest (2024): $1,867 · -1.2% YoY. Source: county tax records.