6013 W Flamingo Pl Pl · Sioux Falls, SD 57107

$48,000

3 bd · 4.0 ba · 1,216 sqft · Manufactured public records · 14 Days on market

Built 2015 $39/sqft · 7% above area Est $45k · 7% over $850/mo HOA · 65% of rent ↓ 24% since listing

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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).

• 1% rule +10.0/10.0
• ARV discount +4.5/15.0
• Cash flow +4.3/30.0
• Livability +4.2/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Key facts

• Large center island
• Private bath
• Open layout

Tags

• LARGE CENTER ISLAND
• ABUNDANT CABINET SPACE
• CONVENIENT PANTRY
• GAS STOVE
• OPEN LAYOUT
• PRIVATE BATH

Property features AI

Finance

• Other: Land is owned
• HOA & community: Homeowners association present; HOA covers trash, snow removal, road maintenance and water; Association fee approximately $850 (period not specified)

Exterior

• Parking: Road access via private maintained asphalt road
• Utilities: Public water; Public sewer; Electric service (standard)
• Home design: Mobile home; Ranch style; Single-story (ranch); Main entry has a ramp for accessibility; Above-grade finished area approximately 1,216
• Construction: Vinyl siding; Composition roof; Other type foundation
• Exterior features: Chain link fencing; Shed(s) on the property; Irregular-shaped lot

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Stove hood
• Bedrooms: Primary suite/main bedroom on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom and 1 three-quarter bathroom; Main level includes 1 full bath and the primary bathroom
• Heating & cooling: Natural gas heating; Central air conditioning; One water heater
• Interior features: Master bedroom on the main level; Three or more bedrooms on the same level; 8 total rooms; No basement
• Laundry & utility: No water softener specified

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath manufactured listed at $48k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $25k (47.2% below list).
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $25k (47.2% below list) — sets the bar for cash-flow.

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: Hayward Elementary - 38 (math 19% / reading 19%, grade F, #237 of 253 statewide, top 94%, 652 students, 70% FRL); George Mcgovern Middle School -09 (math 11% / reading 22%, grade F, #138 of 143 statewide, top 96%, 719 students, 59% FRL); Jefferson High School - 67 (1,749 students, 34% FRL) — zoned schools average 54% FRL vs 36% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 18% at this address vs 44% district-wide (-26 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: 146 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $332 of loan paydown is wiped out by about $1k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 65% of rent.

Recommended offer $25,324 (47.2% 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. 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. 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: 2.71% ✓
• Cap rate: 3.08%
• Cash-on-cash: -11.46%
• DSCR: 0.49
• GRM: 3.1

CMA / ARV

• ARV (median comp): $45,000
• List price: $48,000
• Delta: 6.67%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6304 W Sandalwood Pl Pl	0.16mi	3/2.0	1,216 (0%)	8mo	$104,900	$86	78
812 N Teal Pl Pl	0.33mi	3/2.5	1,216 (0%)	9mo	$25,000	$21	71
300 N Dogwood Pl	0.22mi	3/2.0	1,190 (-2%)	14mo	$20,000	$17	66
103 N Cheers Pl	0.24mi	3/2.0	1,144 (-6%)	10mo	$30,000	$26	63
806 N Doland Pl	0.50mi	3/2.0	1,216 (0%)	10mo	$20,000	$16	60
909 N Irene Pl	0.49mi	3/2.0	1,216 (0%)	12mo	$59,225	$49	59
909 N Scotland Pl Pl	0.52mi	2/2.0 (-1)	1,216 (0%)	8mo	$30,000	$25	56
5809 W Wren Pl Pl	0.22mi	3/2.0	1,040 (-14%)	2mo	$45,000	$43	56
603 N Tonya Pl	0.61mi	3/2.0	1,216 (0%)	10mo	$47,000	$39	55
600 N Swan Pl Pl	0.38mi	3/2.0	1,344 (+10%)	2mo	$79,900	$59	55
6309 W Grove Pl	0.16mi	3/1.5	1,088 (-10%)	15mo	$27,900	$26	53
901 Mallard Pl	0.44mi	3/1.0	1,128 (-7%)	17mo	$55,000	$49	42

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: -35.2%
• Equity multiple: -0.15×
• Total profit: $-15,427
• Equity at exit: $7,157

10-year hold

• IRR: -36.5%
• Equity multiple: -0.62×
• Total profit: $-21,824
• Equity at exit: $4,150

Cash invested: $13,440 (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 57107

• Home prices YoY: -21.6%
• Active inventory: 146
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,301 high
• Mortgage (P&I): −$252
• Tax from tax record: −$34 /mo · $410/yr
• Insurance: −$20
• HOA: −$850
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-128

Break-even live

Break-even rent $1,463

Max offer price $25,324

Occupancy floor —

Sensitivity live

Price	-10% $-101	-5% $-115	+0% $-128	+5% $-142	+10% $-156
Rent	-10% $-231	-5% $-180	+0% $-128	+5% $-77	+10% $-26
Rate	-1.0pp $-104	-0.5pp $-116	base $-128	+0.5pp $-141	+1.0pp $-153

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5317 W Pineridge Dr Sioux Falls, SD	3.0	1.0–2.0	872	$1,365	$1.56	15d	15	0.78mi
500 S Ruth Ave Sioux Falls, SD	3.0	2.0	1100	$1,301	$1.18	15d	1	0.92mi
912 S Willow Creek Pl Sioux Falls, SD	1.0–2.0	1.0–2.0	868	$1,482	$1.71	15d	4	0.96mi
912 Willow Creek Pl Unit 928-10 Sioux Falls, SD	2.0	2.0	1086	$1,294	$1.19	23d	1	0.96mi
5811 W Christopher Pl Unit 15 Sioux Falls, SD	2.0	2.0	1100	$1,095	$1.00	45d	1	1.01mi
5811 W Christopher Pl Unit 02 Sioux Falls, SD	2.0	1.0	1010	$900	$0.89	45d	1	1.01mi
5801 W Christopher Pl Sioux Falls, SD	2.0–3.0	1.0	989	$1,047	$1.06	23d	3	1.03mi
920 Willow Creek Pl Unit 920-14 Sioux Falls, SD	2.0	2.0	1086	$1,250	$1.15	23d	1	1.03mi
1123 S Bridgeport Pl Sioux Falls, SD	2.0	1.5	1224	$1,275	$1.04	45d	1	1.05mi
1125 S Ebenezer Ave Sioux Falls, SD	1.0–2.0	1.0–2.0	936	$1,370	$1.46	15d	10	1.23mi
1402 S Marion Rd Sioux Falls, SD	1.0–3.0	1.0–2.0	1034	$1,220	$1.18	15d	1	1.36mi
701 S Lyons Ave Sioux Falls, SD	3.0	2.0	1100	$1,005	$0.91	45d	1	1.38mi
2316 N Valley View Rd Sioux Falls, SD	1.0–2.0	1.0–2.0	800	$1,225	$1.53	15d	35	1.40mi
1111 S Sertoma Ave Sioux Falls, SD	1.0–2.0	1.0–2.0	797	$1,115	$1.40	15d	11	1.41mi
925 S Newcomb Ave Unit 18 Sioux Falls, SD	2.0	1.0	900	$950	$1.06	23d	1	1.48mi
925 S Newcomb Ave Apt 12 Sioux Falls, SD	2.0	1.0	890	$950	$1.07	45d	1	1.48mi

HOA detail

• Monthly dues: $850 · $10,200/yr

Listing history 6 events

1. 2026-05-12
   status Pending 781-char remark
2. 2026-05-06
   price $48,000 781-char remark
3. 2026-04-28
   listed $53,000 Active 781-char remark
4. 2026-04-28
   historical
5. 2026-04-16
   price $56,000
6. 2026-04-04
   listed $63,000 Active

ⓘ 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: $410 · $34/mo
• Projected year-2 tax: $629 · $52/mo
• Expected delta: +$218/yr (+$18/mo · 53.2%)

ⓘ 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 3/10 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: $15,608
• − Mortgage interest: −$2,689
• − Property taxes: −$410
• − Insurance: −$240
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − HOA: −$10,200
• − Depreciation: −$1,396
• Taxable loss: −$1,824
• Est. tax savings @ 24.0%: +$438
• After-tax cash flow: $-1,102/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): 12,605
• Household income: $74,141
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 360.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 15% Black 9% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 11% Iranian 4% Lithuanian 1%
• Foreign-born: 11% · Canada, South Korea, Philippines
• Languages at home: 87% English-only · Spanish 9% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -62.13%
• Current HPI: 225.7479
• Rent YoY: —
• 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

-23.8% since first listed

6 events — show timeline

• 2026-05-12 Pending — REALTOR® Association of the Sioux Empire
• 2026-05-06 Price Changed $48,000 REALTOR® Association of the Sioux Empire
• 2026-04-28 Listing Removed — REALTOR® Association of the Sioux Empire
• 2026-04-28 Listed $53,000 REALTOR® Association of the Sioux Empire
• 2026-04-16 Price Changed $56,000 REALTOR® Association of the Sioux Empire
• 2026-04-04 Listed $63,000 REALTOR® Association of the Sioux Empire

Property tax history

-2.9%/yr

Latest (2024): $410 · -6.7% YoY. Source: county tax records.