Eight-Property Quadplex
For Sale
$611,900
335 Arianna Pl, Tea, SD 57064
Portfolio of four-plex properties in Tea, South Dakota, offering a multi-asset residential income configuration.
Property Size4,366 SF
Price / SF$140.15
Days on Market119
Property Features for 335 Arianna Pl
General Information
Standard status
Active
Size
4,366 SF
Property subtype
Multi-Family
Additional Details
Asking Price
$4,890,000
Multifamily Units
32
Building Details
Year Built
2008
Buildings
8
Listing Agency:
eXp Realty - Elevated Sioux Falls
(605) 376-0597
Listed By:
Nick Dieter
Source:
Siouxfallsareahomesearch
Added: May 4
Changed: Aug 29
Last Checked: Aug 30 at 6:07PM
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 eXp Realty - Elevated Sioux Falls
Investment Insights
Based on property information with market context.
This residential portfolio comprises eight four-plex properties with a combined 32 units. The buildings were constructed in 2008 and are offered together as a multi-property acquisition. The asset configuration provides one buyer with ownership across multiple quadplex locations rather than a single building.
The properties are located in Tea, South Dakota, and include 300, 301, 310, 315, 320, 325, 330, and 335 Arianna Place. The seller may consider a sale involving fewer than all eight properties, subject to agreement. Unit and address details support evaluation at both the portfolio and individual-property levels.
The properties are located in Tea, South Dakota, and include 300, 301, 310, 315, 320, 325, 330, and 335 Arianna Place. The seller may consider a sale involving fewer than all eight properties, subject to agreement. Unit and address details support evaluation at both the portfolio and individual-property levels.
Key Highlights
- Eight four‑plex properties offered as one portfolio
- 32 total residential units
- Buildings constructed in 2008
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
$36,775
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
6.01%
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%
$735,500
$735.5K
Cap Rate 7%
$525,357
$525.4K
Cap Rate 9%
$408,611
$408.6K
Market Conditions
NOI Build-Up for 4,366 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
$55.0K $12.60/SF
− Vacancy
−$2.5K −$0.57/SF
EGI
$52.5K $12.03/SF
− OpEx
−$15.8K −$3.61/SF
NOI
$36.8K $8.42/SF
Area
Lincoln County, SD
Vacancy
4.50%
Lease Rate
$12.60 /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%
$735,500
Cap Rate 7%
$525,357
Cap Rate 9%
$408,611
Alternative Uses
Best Use
Multifamily LT 5
$525.4K
$459.7K – $612.9K
NOI $36,775 @ 7.0% cap · market cap 6.01%
Second Best
Apartment 5plus
$485.1K
$424.4K – $565.9K
NOI $33,955 @ 7.0% cap · market cap 5.55%
Theoretical Best
Office A
$969.3K
$848.1K – $1.13M
NOI $67,848 @ 7.0% cap · market cap 11.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
32
Residential units
Location Intelligence
Trade Area within ½ mile
93
Businesses Nearby
Explore this area
Business Placement
Demographics for 57064, SD
6,908
Population
2,652
Households
2.6
Avg Household Size
31
Median Age
39%
College-Educated
98%
High-School Grad
25.6 sq mi
ZIP Area
270
Density / Sq Mi
$104,351
Median Household Income
$54,400
Median Earnings
$1,132
Median Rent
$330,800
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?
Quadplex - Portfolio of four-plex properties in Tea, South Dakota, offering a multi-asset residential income configuration.
Where is this quadplex located?
The property is located at 335 Arianna Pl Tea, SD.
What is the asking price?
The asking price for this property is $611,900.
What are key features of this property?
This property features: Eight four‑plex properties offered as one portfolio; 32 total residential units; Buildings constructed in 2008
