New Construction Ranch
For Sale
$980,000
1107 S Foss Ave, Sioux Falls, SD 57110
Two walkout residences feature open layouts, upgraded kitchens, vaulted ceilings, and low-maintenance construction.
Property Size5,220 SF
Price / SF$187.74
Days on Market119
Property Features for 1107 S Foss Ave
General Information
Standard status
Active
Size
5,220 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
2025
Buildings
1
Construction
ranch-style
Listing Agency:
CENTURY 21 Advantage
(605) 336-2121
Listed By:
David Shelton · License #14836
Source:
Siouxfallsareahomesearch
Added: May 5
Changed: Aug 29
Last Checked: Aug 30 at 6:04PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of CENTURY 21 Advantage
Investment Insights
Based on property information with market context.
Completed in 2025, this duplex contains 5,220 square feet across two ranch-style walkout residences. Each unit includes 4 bedrooms and 3 bathrooms, with an open layout, vaulted ceilings, and abundant natural light. Interior finishes include quartz countertops, custom cabinetry, and stainless steel appliances in the kitchens.
The property is located in the Dawley Farms Village Addition on the east side of Sioux Falls, near Dawley Farm Village. Its two-residence configuration and newly constructed improvements provide a clearly defined multifamily asset with contemporary residential finishes.
The property is located in the Dawley Farms Village Addition on the east side of Sioux Falls, near Dawley Farm Village. Its two-residence configuration and newly constructed improvements provide a clearly defined multifamily asset with contemporary residential finishes.
Key Highlights
- 2025 construction with 5,220 square feet across the duplex
- Two ranch‑style walkout residences, each with 4 bedrooms and 3 bathrooms
- Open‑concept layouts with vaulted ceilings and abundant natural light
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$45,569
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.65%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$911,380
$911.4K
Cap Rate 7%
$650,986
$651.0K
Cap Rate 9%
$506,322
$506.3K
Market Conditions
NOI Build-Up for 5,220 SF
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.
Gross rent
$72.0K $13.80/SF
− Vacancy
−$6.9K −$1.33/SF
EGI
$65.1K $12.47/SF
− OpEx
−$19.5K −$3.74/SF
NOI
$45.6K $8.73/SF
Area
Sioux Falls, SD
Vacancy
9.63%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$911,380
Cap Rate 7%
$650,986
Cap Rate 9%
$506,322
Alternative Uses
Best Use
Multifamily LT 5
$651.0K
$569.6K – $759.5K
NOI $45,569 @ 7.0% cap · market cap 4.65%
Second Best
Apartment 5plus
$597.1K
$522.4K – $696.6K
NOI $41,794 @ 7.0% cap · market cap 4.26%
Theoretical Best
Office A
$1.42M
$1.24M – $1.65M
NOI $99,222 @ 7.0% cap · market cap 10.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
618
Businesses Nearby
Explore this area
Business Placement
Demographics for 57110, SD
22,013
Population
9,178
Households
2.4
Avg Household Size
35
Median Age
43%
College-Educated
92%
High-School Grad
20.9 sq mi
ZIP Area
1,053
Density / Sq Mi
$87,114
Median Household Income
$52,202
Median Earnings
$1,018
Median Rent
$365,600
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two walkout residences feature open layouts, upgraded kitchens, vaulted ceilings, and low-maintenance construction.
Where is this duplex located?
The property is located at 1107 S Foss Ave Sioux Falls, SD.
What is the asking price?
The asking price for this property is $980,000.
What are key features of this property?
This property features: 2025 construction with 5,220 square feet across the duplex; Two ranch‑style walkout residences, each with 4 bedrooms and 3 bathrooms; Open‑concept layouts with vaulted ceilings and abundant natural light
