Quadplex With Four-Stall
For Sale
$539,000
2601 E Pioneer Trl, Sioux Falls, SD 57103
MULTI-FAMILY, Sioux Falls, SD
Property Size3,264 SF
Lot Size0.32 Acres
Price / SF$165.13
Days on Market57
Property Features for 2601 E Pioneer Trl
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 1, Bedroom 7, Bathroom 4, Bedroom 5, Bedroom 3, Bedroom 8, Bedroom 4, Bathroom 3, Bathroom 2, Bedroom 1, Bedroom 2, Bedroom 6, Basement
Appliances
Dishwasher, Range, Refrigerator
Subdivision
Klondike Addn
Elementary school
Harvey Dunn ES
Middle school
Ben REifel Middle School
High school
Washington HS
Elementary school district
Sioux Falls
Middle school district
SiouxFalls
High school district
SiouxFalls
Directions
East 26th St & Southeastern Ave. - 3 blocks South
Standard status
Active
APN
38253
Size
3,264 SF
Lot size
0.32 Acres
Taxes and HOA fees
Tax Description
LOT 2B BLOCK 4 KLONDIKE ADDN TO CITY OF SIOUX FALLS
Tax Annual Amount
4745
Legal Description
LOT 2B BLOCK 4 KLONDIKE ADDN TO CITY OF SIOUX FALLS
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Baseboard
Cooling system
Window Unit(s)
Water source
Public
Building Details
Year built
1977
Floors in Building
2
Number of units
4
Flooring type
Carpet, Vinyl
Building materials
Wood Siding
Roof type
Composition
Listing Agency:
CORE Real Estate
(605) 438-2738
Listed By:
Spencer Mannes
(605) 310-8800
Added: Jul 10
Changed: Sep 4
Last Checked: Sep 4 at 3:06PM
MLS# 22605176
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.
Investment Insights
Based on property information with market context.
Built in 1977, this quadplex contains 3,264 square feet on a 0.3191-acre lot. The property includes four residential units, with tenants in four units, plus a four-stall garage designated for renters and five additional parking spaces. Interior features include carpet and vinyl flooring, dishwashers, ranges, refrigerators, electric baseboard heat, and window-unit cooling. The exterior has wood siding and a composition roof, with public water and public sewer serving the property.
The address is directly across from bike trails and near Avera fitness, restaurants, parks, and interstate access. Located in Sioux Falls, the property combines a multi-unit configuration with on-site parking and garage accommodations. The recorded room details include eight bedrooms, four bathrooms, and a basement.
The address is directly across from bike trails and near Avera fitness, restaurants, parks, and interstate access. Located in Sioux Falls, the property combines a multi-unit configuration with on-site parking and garage accommodations. The recorded room details include eight bedrooms, four bathrooms, and a basement.
Key Highlights
- Quadplex with 3,264 square feet on a 0.3191‑acre lot
- Four units have tenants
- Four‑stall renter garage plus 5 additional parking spaces
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
$28,494
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
5.29%
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%
$569,880
$569.9K
Cap Rate 7%
$407,057
$407.1K
Cap Rate 9%
$316,600
$316.6K
Market Conditions
NOI Build-Up for 3,264 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
$45.0K $13.80/SF
− Vacancy
−$4.3K −$1.33/SF
EGI
$40.7K $12.47/SF
− OpEx
−$12.2K −$3.74/SF
NOI
$28.5K $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%
$569,880
Cap Rate 7%
$407,057
Cap Rate 9%
$316,600
Alternative Uses
Best Use
Multifamily LT 5
$407.1K
$356.2K – $474.9K
NOI $28,494 @ 7.0% cap · market cap 5.29%
Second Best
Apartment 5plus
$373.3K
$326.7K – $435.6K
NOI $26,133 @ 7.0% cap · market cap 4.85%
Theoretical Best
Office A
$886.3K
$775.5K – $1.03M
NOI $62,042 @ 7.0% cap · market cap 11.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
273
Businesses Nearby
Explore this area
Business Placement
Demographics for 57103, SD
36,069
Population
15,326
Households
2.4
Avg Household Size
37
Median Age
33%
College-Educated
91%
High-School Grad
9.5 sq mi
ZIP Area
3,797
Density / Sq Mi
$73,945
Median Household Income
$43,661
Median Earnings
$938
Median Rent
$244,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Four-unit residential income property with tenant occupancy, renter garage spaces, and additional on-site parking.
Where is this quadplex located?
The property is located at 2601 E Pioneer Trl Sioux Falls, SD.
What is the asking price?
The asking price for this property is $539,000.
What are key features of this property?
This property features: Quadplex with 3,264 square feet on a 0.3191‑acre lot; Four units have tenants; Four‑stall renter garage plus 5 additional parking spaces
