912 S Cloudas Ave Ave · Sioux Falls, SD 57103

$284,900

3 bd · 3.0 ba · 1,666 sqft · Other public records · 4 Days on market

Built 1954 7,919 sqft lot $171/sqft · 7% below area Est $313k · 9% under

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Why this score? — see what drove the F 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 +11.6/15.0
• Livability +4.2/5.0
• Cash flow +4.1/30.0
• Schools +3.7/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL REMODEL. Sharp 4 plus bedroom home. .. remodel just completed with many updates. All new interior neutral paint and floor coverings--carpet and vinyl plank. Living room has newly installed crown molding. Solid 6 panel doors, updated cabinets are oak with granite counter tops. New movable island in kitchen. Kitchen and baths have ceramic backsplashes. New electric fireplace in family room. Cherry wood desk just added in family room. Unique custom pergola in backyard with paver path to house. House and double garage are vinyl siding (Garage is newly resided. ) updated vinyl windows. New handrail on front steps for added safety. Fenced yard with trees and landscaping and storage shed. Basement is dry, including all late summer heavy rains.

Key facts

• Ceramic backsplashes
• Custom pergola
• Cherry wood desk

Tags

• NEW INTERIOR NEUTRAL PAINT
• NEW MOVABLE ISLAND
• CERAMIC BACKSPLASHES
• NEW ELECTRIC FIREPLACE
• CHERRY WOOD DESK
• CUSTOM PERGOLA

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $285k.

Deal economics

• At list price, monthly cash flow is $-787 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (48.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (50.8% below list).
• Recommended offer: $140k (50.8% below list) — sets the bar for 1% rule.

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 (+3.2%/yr); 162 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2k of loan paydown is wiped out by about $9k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $285k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,077 (50.8% 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. Built in 1954 — 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. 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?
7. 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.
8. 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.
9. 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: 0.49% ✗
• Cap rate: 2.98%
• Cash-on-cash: -11.84%
• DSCR: 0.47
• GRM: 16.9

CMA / ARV

• ARV (median comp): $313,410
• List price: $284,900
• Delta: -7.47%
• Verdict: FAIR
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -37.9%
• Equity multiple: -0.20×
• Total profit: $-96,016
• Equity at exit: $42,480

10-year hold

• IRR: -54.7%
• Equity multiple: -0.84×
• Total profit: $-146,946
• Equity at exit: $24,633

Cash invested: $79,772 (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

• Rents YoY: 3.2%
• Active inventory: 162
• Price-to-rent: 16.9×

Monthly cashflow live

• Estimated rent: $1,401 high
• Mortgage (P&I): −$1,494
• Tax from tax record: −$281 /mo · $3,375/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-787

Break-even live

Break-even rent $2,397

Max offer price $145,804

Occupancy floor —

Sensitivity live

Price	-10% $-626	-5% $-707	+0% $-787	+5% $-868	+10% $-949
Rent	-10% $-898	-5% $-843	+0% $-787	+5% $-732	+10% $-677
Rate	-1.0pp $-644	-0.5pp $-715	base $-787	+0.5pp $-861	+1.0pp $-936

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1210 S Majestic View Pl Sioux Falls, SD	2.0–3.0	1.5–2.0	1170	$1,220	$1.04	14d	3	0.37mi
221 N Cleveland Ave Sioux Falls, SD	1.0–3.0	1.0–1.5	922	$922	$1.00	22d	1	0.65mi
2909 E 6th St Sioux Falls, SD	3.0	1.0–2.0	773	$1,539	$1.99	14d	1	0.75mi
500 N Shepherd Ave Unit 203 Sioux Falls, SD	3.0	2.0	1346	$1,475	$1.10	45d	1	0.80mi
500 N Shepherd Ave Unit 201 Sioux Falls, SD	3.0	2.0	1346	$1,475	$1.10	14d	1	0.80mi
1904 S Cleveland Ave Sioux Falls, SD	2.0	1.0	1055	$1,050	$1.00	14d	1	0.81mi
3032 E Bragstad Dr Sioux Falls, SD	3.0	1.0	1055	$1,395	$1.32	45d	1	0.83mi
1966 S Cleveland Ave Sioux Falls, SD	2.0	1.0	1055	$1,095	$1.04	45d	1	0.84mi
1804 S Stephen Ave Sioux Falls, SD	2.0	1.5	1050	$850	$0.81	22d	1	0.85mi
3210 E 3rd St Unit 3210 Sioux Falls, SD	3.0	2.0	2100	$1,895	$0.90	22d	1	1.05mi
332 N Blauvelt Ave Sioux Falls, SD	3.0	2.0	1200	$995	$0.83	22d	1	1.10mi
5009 E Linden Ln Sioux Falls, SD	2.0	2.0	1400	$1,495	$1.07	14d	1	1.27mi
4620 E 6th St Unit 4624-7 Sioux Falls, SD	2.0	2.0	1200	$1,095	$0.91	45d	1	1.27mi
626 N Sycamore Ave #204 Sioux Falls, SD	3.0	2.0	1260	$999	$0.79	22d	1	1.34mi
5213 E Prospect St Sioux Falls, SD	4.0	2.0	1750	$1,995	$1.14	22d	1	1.37mi
4509-4515 E 3rd St Sioux Falls, SD	3.0	1.5	1050	$984	$0.94	45d	1	1.37mi
1723 S 9th Ave Sioux Falls, SD	2.0	1.0	1071	$1,506	$1.41	22d	1	1.44mi
1716 S 8th Ave Sioux Falls, SD	2.0	1.5	1080	$1,732	$1.60	22d	1	1.47mi

Listing history 27 events

1. 2026-06-05
   status $284,900 Pending 4 DOM
2. 2026-06-03
   days on market $284,900 Active 4 DOM
3. 2026-06-02
   days on market $284,900 Active 3 DOM
4. 2026-06-01
   days on market $284,900 Active 2 DOM
5. 2026-05-31
   statusdays on marketlisting id $284,900 Active 1 DOM
6. 2026-05-11
   price $284,900 756-char remark

   Show marketing remark (756 chars)

   BEAUTIFUL REMODEL. Sharp 4 plus bedroom home. .. remodel just completed with many updates. All new interior neutral paint and floor coverings--carpet and vinyl plank. Living room has newly installed crown molding. Solid 6 panel doors, updated cabinets are oak with granite counter tops. New movable island in kitchen. Kitchen and baths have ceramic backsplashes. New electric fireplace in family room. Cherry wood desk just added in family room. Unique custom pergola in backyard with paver path to house. House and double garage are vinyl siding (Garage is newly resided. ) updated vinyl windows. New handrail on front steps for added safety. Fenced yard with trees and landscaping and storage shed. Basement is dry, including all late summer heavy rains.

7. 2026-04-25
   price $290,000 756-char remark

   Show marketing remark (756 chars)

   BEAUTIFUL REMODEL. Sharp 4 plus bedroom home. .. remodel just completed with many updates. All new interior neutral paint and floor coverings--carpet and vinyl plank. Living room has newly installed crown molding. Solid 6 panel doors, updated cabinets are oak with granite counter tops. New movable island in kitchen. Kitchen and baths have ceramic backsplashes. New electric fireplace in family room. Cherry wood desk just added in family room. Unique custom pergola in backyard with paver path to house. House and double garage are vinyl siding (Garage is newly resided. ) updated vinyl windows. New handrail on front steps for added safety. Fenced yard with trees and landscaping and storage shed. Basement is dry, including all late summer heavy rains.

8. 2026-04-02
   price $294,900 756-char remark

   Show marketing remark (756 chars)

   BEAUTIFUL REMODEL. Sharp 4 plus bedroom home. .. remodel just completed with many updates. All new interior neutral paint and floor coverings--carpet and vinyl plank. Living room has newly installed crown molding. Solid 6 panel doors, updated cabinets are oak with granite counter tops. New movable island in kitchen. Kitchen and baths have ceramic backsplashes. New electric fireplace in family room. Cherry wood desk just added in family room. Unique custom pergola in backyard with paver path to house. House and double garage are vinyl siding (Garage is newly resided. ) updated vinyl windows. New handrail on front steps for added safety. Fenced yard with trees and landscaping and storage shed. Basement is dry, including all late summer heavy rains.

9. 2026-03-10
   status Active 756-char remark

   Show marketing remark (756 chars)

   BEAUTIFUL REMODEL. Sharp 4 plus bedroom home. .. remodel just completed with many updates. All new interior neutral paint and floor coverings--carpet and vinyl plank. Living room has newly installed crown molding. Solid 6 panel doors, updated cabinets are oak with granite counter tops. New movable island in kitchen. Kitchen and baths have ceramic backsplashes. New electric fireplace in family room. Cherry wood desk just added in family room. Unique custom pergola in backyard with paver path to house. House and double garage are vinyl siding (Garage is newly resided. ) updated vinyl windows. New handrail on front steps for added safety. Fenced yard with trees and landscaping and storage shed. Basement is dry, including all late summer heavy rains.

10. 2026-02-13
    status Pending 756-char remark

    Show marketing remark (756 chars)

    BEAUTIFUL REMODEL. Sharp 4 plus bedroom home. .. remodel just completed with many updates. All new interior neutral paint and floor coverings--carpet and vinyl plank. Living room has newly installed crown molding. Solid 6 panel doors, updated cabinets are oak with granite counter tops. New movable island in kitchen. Kitchen and baths have ceramic backsplashes. New electric fireplace in family room. Cherry wood desk just added in family room. Unique custom pergola in backyard with paver path to house. House and double garage are vinyl siding (Garage is newly resided. ) updated vinyl windows. New handrail on front steps for added safety. Fenced yard with trees and landscaping and storage shed. Basement is dry, including all late summer heavy rains.

11. 2026-01-05
    listed $299,900 Active 756-char remark

    Show marketing remark (756 chars)

    BEAUTIFUL REMODEL. Sharp 4 plus bedroom home. .. remodel just completed with many updates. All new interior neutral paint and floor coverings--carpet and vinyl plank. Living room has newly installed crown molding. Solid 6 panel doors, updated cabinets are oak with granite counter tops. New movable island in kitchen. Kitchen and baths have ceramic backsplashes. New electric fireplace in family room. Cherry wood desk just added in family room. Unique custom pergola in backyard with paver path to house. House and double garage are vinyl siding (Garage is newly resided. ) updated vinyl windows. New handrail on front steps for added safety. Fenced yard with trees and landscaping and storage shed. Basement is dry, including all late summer heavy rains.

12. 2025-11-20
    historical
13. 2025-09-04
    price $279,900
14. 2025-08-15
    price $284,900
15. 2025-06-29
    price $289,900
16. 2025-06-22
    price $294,900
17. 2025-06-12
    listed $299,900 Active
18. 2025-06-11
    historical
19. 2025-05-27
    price $299,900
20. 2025-05-15
    price $304,900
21. 2025-05-05
    price $309,900
22. 2025-04-25
    price $314,900
23. 2025-04-14
    listed $324,900 Active - New
24. 2009-02-05
    soldstatus $110,000
25. 2008-11-25
    historical
26. 2008-07-28
    listed $122,900
27. 2004-10-11
    listed $111,000

ⓘ 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: $3,375 · $281/mo
• Projected year-2 tax: $3,732 · $311/mo
• Expected delta: +$357/yr (+$30/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 13 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: $16,809
• − Mortgage interest: −$15,959
• − Property taxes: −$3,375
• − Insurance: −$1,424
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$8,288
• Taxable loss: −$14,927
• Est. tax savings @ 24.0%: +$3,582
• After-tax cash flow: $-5,866/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): 35,582
• Household income: $72,831
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 867.0

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 (73%)
• Race & ethnicity: White 73% Black 10% Two or more races 9% Hispanic / Latino 7% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 11% Iranian 5% Italian 2%
• Foreign-born: 10% · Canada, India
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 2% Other Asian/Pacific 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: ▼ -163.45%
• Current HPI: 221.5758
• Rent YoY: ▲ 3.23%
• 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

+156.7% since first listed

22 events — show timeline

• 2026-05-11 Price Changed $284,900 REALTOR® Association of the Sioux Empire
• 2026-04-25 Price Changed $290,000 REALTOR® Association of the Sioux Empire
• 2026-04-02 Price Changed $294,900 REALTOR® Association of the Sioux Empire
• 2026-03-10 Relisted — REALTOR® Association of the Sioux Empire
• 2026-02-13 Pending — REALTOR® Association of the Sioux Empire
• 2026-01-05 Listed $299,900 REALTOR® Association of the Sioux Empire
• 2025-11-20 Listing Removed — REALTOR® Association of the Sioux Empire
• 2025-09-04 Price Changed $279,900 REALTOR® Association of the Sioux Empire
• 2025-08-15 Price Changed $284,900 REALTOR® Association of the Sioux Empire
• 2025-06-29 Price Changed $289,900 REALTOR® Association of the Sioux Empire
• 2025-06-22 Price Changed $294,900 REALTOR® Association of the Sioux Empire
• 2025-06-12 Listed $299,900 REALTOR® Association of the Sioux Empire
• 2025-06-11 Listing Removed — REALTOR® Association of the Sioux Empire
• 2025-05-27 Price Changed $299,900 REALTOR® Association of the Sioux Empire
• 2025-05-15 Price Changed $304,900 REALTOR® Association of the Sioux Empire
• 2025-05-05 Price Changed $309,900 REALTOR® Association of the Sioux Empire
• 2025-04-25 Price Changed $314,900 REALTOR® Association of the Sioux Empire
• 2025-04-14 Listed $324,900 REALTOR® Association of the Sioux Empire
• 2009-02-05 Sold (Public Records) $110,000 Public Records
• 2008-11-25 Listing Removed — REALTOR® Association of the Sioux Empire
• 2008-07-28 Listed $122,900 REALTOR® Association of the Sioux Empire
• 2004-10-11 Listed $111,000 REALTOR® Association of the Sioux Empire

Property tax history

+3.8%/yr

Latest (2024): $3,375 · -0.0% YoY. Source: county tax records.