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    Sioux Falls Duplex Investment Title is generated by Realmo AI

    202 N French Ave, Sioux Falls, SD 57103

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    Claim this Listing
    For Sale
    $314,900

    MULTI_FAMILY - Sioux Falls, SD

    Property size:
    2,000 SF
    Lot size:
    0.08 Acres
    Price / SF:
    $157/SF
    Added:
    Jan 23, 2026
    Days on Market:
    119
    Last Refresh:
    May 22 at 1:06 am

    Property Features for 202 N French Ave

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    res
    Bedrooms
    4
    Bathrooms
    2
    Rooms
    Bedroom 2, Bedroom 3, Bedroom 4, Bathroom 2, Bedroom 1, Bathroom 1
    Standard status
    Active
    APN
    033943
    Size
    2,000 SF
    Lot size
    0.08 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    (EX E59.5) Lot 22 Block 1 GREATER SIOUX FALLS ADDN TO CITY OF SIOUX FALLS
    Tax Annual Amount
    2688

    Building Details

    Year built
    1916
    Number of units
    2

    We can help!

    Listing Contact
    Nic Madsen

    Listing agent Nic Madsen

    Listing office Gateway Real Estate Advisors 700 Nebraska St, Dakota Dunes, SD

    Listing date Jan 23, 2026

    MLS# 831620 Listing URL

    Copyright © 2026 Northwest Iowa Regional Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Immediate cash flow from existing rental operation.
    • Turnkey investment with fully furnished units and utilities included.
    • New roof installed in 2022, minimizing near‑term capital expenditure.
    • Flexible rental strategy with a mix of mid‑term and long‑term rentals.
    • Well‑maintained duplex in Sioux Falls, SD.
    • Strong tenant demand due to furnished units and included utilities.

    Overview

    Located in Sioux Falls, SD, 202 N French Ave is a duplex investment opportunity. The property features two residential units. It is currently operated as a mix of mid-term and long-term rentals, offering immediate cash flow. Both units are fully furnished, with utilities included in the rent. The property provides a turnkey solution for investors. The property received a new roof in 2022, reducing near-term capital expenditure and enhancing long-term durability. The lot size is 0.08 acres and the property size is 2000 square feet.

    Financial Insights

    Value Estimation Calculated for Multifamily LT 5

    Conservative
    $194.0K
    NOI $17,459 @ 9.00% cap · cautious / downside scenario
    Moderate
    $249.4K
    NOI $17,459 @ 7.00% cap · market / base-case scenario
    Aggressive
    $349.2K
    NOI $17,459 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    Vacancy
    income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
    EGI (Effective Gross Income)
    gross rent minus vacancy losses — the realistic income before paying operating costs.
    OpEx (Operating Expenses)
    recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
    NOI (Net Operating Income)
    income a property generates after operating costs but before financing and taxes.
         Calculated for Multifamily LT 5

    Component $ $/SF
    Gross rent $27.6k $13.80
    − Vacancy −$2.7k −$1.33
    EGI $24.9k $12.47
    − OpEx −$7.5k −$3.74
    NOI $17.5k $8.73
    2,000 SF · lease $13.80/SF/yr · vacancy 9.63% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Multifamily LT 5
    $249.4K
    $218.2K – $291.0K (±1% cap)
    NOI $17,459 @ 7.0% cap · market cap 5.54%
    Second Best
    Apartment 5plus
    $228.8K
    $200.2K – $266.9K (±1% cap)
    NOI $16,013 @ 7.0% cap · market cap 5.09%
    Theoretical Best
    Office A
    $543.1K
    $475.2K – $633.6K (±1% cap)
    NOI $38,016 @ 7.0% cap · market cap 12.07%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Law Firm Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Sioux Falls
    County
    Lincoln
    State
    South Dakota
    Longitude
    -96.712494
    Latitude
    43.548893

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    FAQs

    What type of property is this?
    Duplex - Well-maintained duplex in Sioux Falls with immediate cash flow.
    Where is this duplex located?
    The property is located at 202 N French Ave Sioux Falls, SD.
    What is the asking price?
    The asking price for this property is $314,900.
    What are key features of this property?
    This property features: Immediate cash flow from existing rental operation.; Turnkey investment with fully furnished units and utilities included.; New roof installed in 2022, minimizing near‑term capital expenditure.
    (712) 540-6562
    We can help!
    Listing Contact
    Nic Madsen
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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    202 N French Ave, Sioux Falls, SD 57103-1329
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