2117 Virginia St · Sioux City, IA 51104

$150,000

2 bd · 1.5 ba · 900 sqft · SingleFamily public records · 1 Days on market

Built 1956 6,750 sqft lot Est $130k · 16% over

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +9.6/30.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• 1% rule +2.7/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy 2 bedroom Ranch home in great location with maintenance free exterior, newer windows, large deck, fenced yard and a 2 car garage. This home is a light equity builder, a little paint and carpet will go along way. Offers to be presented by 3pm Saturday 10-29-2022 and Seller will respond by 5:00pm 10-30-2022

Key facts

• Large deck
• Newer windows
• Vinyl siding

Tags

• VINYL SIDING
• NEWER WINDOWS
• ORIGINAL HARDWOOD FLOORS
• LARGE DECK
• PARTIALLY FINISHED BASEMENT
• LARGE LAUNDRY AND UTILITY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (23.1% below list).
• Recommended offer: $115k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.7% in Sioux City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#138 in IA, #2,544 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, commute F.
• Sioux City Community School District (urban): math 54% / reading 57% proficiency, ranked #264 of 289 in IA (top 91%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Hunt Elementary School (math 57% / reading 47%, grade C-, #494 of 616 statewide, top 83%, 392 students, 86% FRL); North Middle School (math 46% / reading 50%, grade C-, #224 of 246 statewide, top 91%, 1,224 students, 74% FRL); North High School (math 53% / reading 57%, grade C, #289 of 336 statewide, top 86%, 1,634 students, 64% FRL) — zoned schools average 75% FRL vs 54% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 121 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 170 units permitted in Woodbury County in 2024 (90 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,386 (23.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.77% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.91%
• DSCR: 0.87
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $129,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2021 Howard St	0.34mi	3/1.0 (+1)	954 (+6%)	6mo	$123,600	$130	62
913 17th St	0.30mi	2/2.0	780 (-13%)	6mo	$95,000	$122	57
30 Stewart Ave	0.69mi	2/2.0	932 (+4%)	6mo	$192,500	$207	55
2734 Virginia St	0.41mi	2/1.0	936 (+4%)	21mo	$113,500	$121	55
1223 26th St	0.37mi	2/1.0	800 (-11%)	9mo	$97,060	$121	54
1318 28th St	0.54mi	2/1.0	1,003 (+11%)	0mo	$165,000	$165	53
511 30th St	0.72mi	2/1.0	902 (+0%)	14mo	$194,000	$215	52
1011 18th St	0.23mi	2/1.0	1,004 (+12%)	21mo	$125,000	$125	50
1603 27th St	0.57mi	2/1.0	868 (-4%)	18mo	$124,950	$144	50
1029 27th St	0.35mi	3/1.0 (+1)	992 (+10%)	13mo	$130,000	$131	49
2732 Morgan St	0.71mi	2/1.0	849 (-6%)	13mo	$129,500	$153	44
3007 Nebraska St	0.72mi	2/1.0	1,015 (+13%)	8mo	$185,100	$182	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.27×
• Total profit: $-30,793
• Equity at exit: $22,365

10-year hold

• IRR: -14.6%
• Equity multiple: 0.16×
• Total profit: $-35,157
• Equity at exit: $12,969

Cash invested: $42,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Iowa: 83 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; mostly landlord-friendly statewide.

Methodology + full state rankings →

ZIP-level market 51104

• Home prices YoY: -34.4%
• Active inventory: 121
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,154 high
• Mortgage (P&I): −$787
• Tax from tax record: −$164 /mo · $1,972/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-102

Break-even live

Break-even rent $1,283

Max offer price $132,000

Occupancy floor —

Sensitivity live

Price	-10% $-17	-5% $-59	+0% $-102	+5% $-144	+10% $-187
Rent	-10% $-193	-5% $-147	+0% $-102	+5% $-56	+10% $-11
Rate	-1.0pp $-26	-0.5pp $-64	base $-102	+0.5pp $-141	+1.0pp $-180

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 21st St Sioux City, IA	1.0	1.0	600	$750	$1.25	46d	2	0.45mi
301 21st St Apt E Sioux City, IA	1.0	1.0	600	$775	$1.29	46d	1	0.45mi
1116 13th St Sioux City, IA	3.0	1.0	1056	$1,100	$1.04	46d	1	0.65mi
1114 13th St Unit 1116 Sioux City, IA	3.0	1.0	1056	$1,100	$1.04	46d	1	0.66mi
2722 Prospect St Sioux City, IA	3.0	1.0	848	$1,200	$1.42	46d	1	0.82mi
821 Jackson St Apt 105 Sioux City, IA	2.0	1.0	1014	$1,010	$1.00	46d	1	0.95mi
821 Jackson St Apt 202 Sioux City, IA	1.0	1.0	680	$780	$1.15	46d	1	0.95mi
705 Douglas St Sioux City, IA	2.0	2.0	1252	$1,775	$1.42	46d	5	1.13mi
505 6th St Sioux City, IA	1.0–2.0	1.0	830	$2,100	$2.53	46d	5	1.17mi
301 Wesley Pkwy Sioux City, IA	1.0	1.0	620	$997	$1.61	46d	1	1.34mi
302 Jones St #403 Sioux City, IA	2.0	2.0	872	$1,750	$2.01	46d	1	1.35mi
228 36th St Sioux City, IA	3.0	2.0	1092	$1,500	$1.37	46d	1	1.39mi
130 Nebraska St Sioux City, IA	1.0–2.0	1.0–2.0	900	$1,215	$1.35	46d	8	1.49mi

Listing history 7 events

1. 2026-02-18
   soldstatus $150,000
2. 2026-01-14
   status Pending
3. 2026-01-13
   listed $150,000 Active
4. 2022-12-14
   soldstatus $115,000 Closed 311-char remark

   Show marketing remark (311 chars)

   Cozy 2 bedroom Ranch home in great location with maintenance free exterior, newer windows, large deck, fenced yard and a 2 car garage. This home is a light equity builder, a little paint and carpet will go along way. Offers to be presented by 3pm Saturday 10-29-2022 and Seller will respond by 5:00pm 10-30-2022

5. 2022-12-14
   soldstatus $115,000

   Show marketing remark (311 chars)

   Cozy 2 bedroom Ranch home in great location with maintenance free exterior, newer windows, large deck, fenced yard and a 2 car garage. This home is a light equity builder, a little paint and carpet will go along way. Offers to be presented by 3pm Saturday 10-29-2022 and Seller will respond by 5:00pm 10-30-2022

6. 2022-10-29
   status Pending 311-char remark

   Show marketing remark (311 chars)

   Cozy 2 bedroom Ranch home in great location with maintenance free exterior, newer windows, large deck, fenced yard and a 2 car garage. This home is a light equity builder, a little paint and carpet will go along way. Offers to be presented by 3pm Saturday 10-29-2022 and Seller will respond by 5:00pm 10-30-2022

7. 2022-10-27
   listed $114,900 Active 311-char remark

   Show marketing remark (311 chars)

   Cozy 2 bedroom Ranch home in great location with maintenance free exterior, newer windows, large deck, fenced yard and a 2 car garage. This home is a light equity builder, a little paint and carpet will go along way. Offers to be presented by 3pm Saturday 10-29-2022 and Seller will respond by 5:00pm 10-30-2022

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IA · Partial reset (capped growth)

• Current annual tax: $1,972 · $164/mo
• Projected year-2 tax: $2,164 · $180/mo
• Expected delta: +$192/yr (+$16/mo · 9.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,846
• − Mortgage interest: −$8,402
• − Property taxes: −$1,972
• − Insurance: −$750
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$4,364
• Taxable loss: −$3,857
• Est. tax savings @ 24.0%: +$926
• After-tax cash flow: $-297/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Sioux City Community School District
• NCES district ID: 1926400
• Math proficiency: 54% ▼ -7.00%
• Reading proficiency: 57% ▼ -2.00%
• Median HH income: $44,967
• Composite: 46.86/100
• National rank: #2371
• State rank: #264 of 289 in IA

Livability — Sioux City

• Score: 78/100
• State rank: #138
• US rank: #2544

Category grades

Amenities B- Commute F Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sioux City, IA
• County: Woodbury County · 51,789 people
• City population: 51,789
• Metro: Sioux City, IA-NE-SD
• Population (ZIP): 23,197
• Household income: $75,362
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 600.0

Population outlook (Woodbury County) Hauer SSP2

• Today (2025): 103,226 people
• By 2030: 103,060 · -0.2%
• By 2040: 102,533 · -0.7%
• By 2050: 102,788 · -0.4%
• By 2075: 107,227 · +3.9%
• By 2100: 113,980 · +10.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 20% Two or more races 14% Black 5% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Portuguese 4% Iranian 2% Romanian 2%
• Foreign-born: 12% · Canada, Vietnam, United Kingdom
• Languages at home: 80% English-only · Spanish 13% Other Asian/Pacific 2% Vietnamese 2%

Political lean MEDSL · Woodbury

• 2024 margin: Strong R (+23.0) · D 37.8% · R 60.9% · Other 1.3%
• 2008→2024 swing: -22.5pp toward R · 2008: -0.5pp · 2024: -23.0pp
• All cycles: 2024: R+23.0 2020: R+15.5 2016: R+19.9 2012: R+0.2 2008: R+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -114.54%
• Current HPI: 218.5989
• Rent YoY: —
• Metro: Sioux City, IA-NE-SD
• State GDP YoY: ▲ 2.48%
• F500 in state: 4

Industry mix (Fortune 500 HQ in IA)

Industry	F500 HQs	Revenue
▸Financial Services	1	$16B
▸Retail / Convenience	1	$15B

Price history

+30.5% since first listed

7 events — show timeline

• 2026-02-18 Sold (Public Records) $150,000 Public Records
• 2026-01-14 Pending — NWIA
• 2026-01-13 Listed $150,000 NWIA
• 2022-12-14 Sold (Public Records) $115,000 Public Records
• 2022-12-14 Sold (MLS) $115,000 NWIA
• 2022-10-29 Pending — NWIA
• 2022-10-27 Listed $114,900 NWIA

Property tax history

+5.0%/yr

Latest (2025): $1,972 · +4.3% YoY. Source: county tax records.