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    Sioux Falls Four-Plex Investment Title is generated by Realmo AI

    2800 E Madison St, Sioux Falls, SD 57103

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    For Sale
    $650,000

    MULTI_FAMILY - Sioux Falls, SD

    Property size:
    5,200 SF
    Lot size:
    0.40 Acres
    Price / SF:
    $125/SF
    Added:
    Dec 29, 2025
    Days on Market:
    157
    Last Refresh:
    Jun 4 at 9:06 pm

    Property Features for 2800 E Madison St

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    Not Verified
    Appliances
    Dishwasher, Disposal, Dryer, Microwave, Range, Refrigerator, Washer
    Standard status
    Active
    APN
    78995
    Size
    5,200 SF
    Lot size
    0.40 Acres

    Taxes and HOA fees

    Tax Description
    Lot 1 Block 1 Timberline Estates 2nd Addn to City of Sioux Falls
    Tax Annual Amount
    7821

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Natural Gas, Forced Air
    Cooling system
    Electric
    Water source
    Public

    Building Details

    Year built
    2015
    Floors in Building
    2
    Number of units
    4
    Flooring type
    Vinyl, Carpet
    Building materials
    Brick Veneer, Vinyl Siding
    Roof type
    Composition

    We can help!

    Listing Contact
    Brandyn Vetos

    Listing agent Brandyn Vetos

    Listing office Amy Stockberger Real Estate 610 W 49th Street, Sioux Falls, SD

    Listing date Dec 29, 2025

    MLS# 22509224 Listing URL

    Copyright © 2026 Realtor Association of the Sioux Empire MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Four‑plex built in 2015 with four townhome‑style units totaling over 5,000 SF
    • Each unit offers 2 bedrooms and 1.5 bathrooms
    • In‑unit laundry in every unit with washer and dryer hookups/appliances included
    • Central HVAC plus electric cooling and forced‑air natural gas heat
    • Kitchens include dishwasher, refrigerator, disposal, microwave, and electric range/oven
    • Public water and public sewer; seller pays water, sewer, and garbage while other utilities are tenant‑paid

    Overview

    This immaculately maintained four-plex is located in a highly desirable area and presents an excellent investment opportunity. The property features four spacious townhome-style units, offering over 5,000 square feet of total multi-unit living space. Each unit includes two bedrooms and one-and-a-half baths and is equipped with central HVAC, walk-in closets, dura-vinyl hardwood flooring, carpet, and the convenience of in-unit washers and dryers. Kitchens come complete with dishwashers, refrigerators, and electric ovens, and onsite parking is available for tenants. The seller currently covers water, sewer, and garbage, while all other utilities are tenant-paid. The property, situated on a 0.3967-acre lot, is a strong option for long-term investment potential due to its functional layouts and convenient location in Sioux Falls, SD. The property is 5200 square feet and located in Minnehaha County.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    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.

    Component $ $/SF
    Gross rent $71.8k $13.80
    − Vacancy −$6.9k −$1.33
    EGI $64.8k $12.47
    − OpEx −$19.5k −$3.74
    NOI $45.4k $8.73
    5,200 SF · lease $13.80/SF/yr · vacancy 9.63% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $648.5K
    $567.4K – $756.6K (±1% cap)
    NOI $45,395 @ 7.0% cap · market cap 6.98%
    Second Best
    Apartment 5plus
    $594.8K
    $520.4K – $693.9K (±1% cap)
    NOI $41,634 @ 7.0% cap · market cap 6.41%
    Theoretical Best
    Office A
    $1.41M
    $1.24M – $1.65M (±1% cap)
    NOI $98,842 @ 7.0% cap · market cap 15.21%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Quadplexes

    Suggested Use

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

    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
    -96.6909366
    Latitude
    43.5602537

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    FAQs

    What type of property is this?
    Quadplex - Immaculately maintained four-plex in a highly desirable Sioux Falls area.
    Where is this quadplex located?
    The property is located at 2800 E Madison St Sioux Falls, SD.
    What is the asking price?
    The asking price for this property is $650,000.
    What are key features of this property?
    This property features: Four‑plex built in 2015 with four townhome‑style units totaling over 5,000 SF; Each unit offers 2 bedrooms and 1.5 bathrooms; In‑unit laundry in every unit with washer and dryer hookups/appliances included
    (605) 595-2623
    We can help!
    Listing Contact
    Brandyn Vetos
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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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