1526 Rock St · Sioux City, IA 51105

$129,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 4 Days on market

Built 1914 10,019 sqft lot $138/sqft · at area comps Est $151k · 14% under

---

Why this score? — see what drove the C 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 +15.0/30.0
• ARV discount +14.0/15.0
• Appreciation +6.9/10.0
• Schools +4.7/10.0
• DSCR +4.6/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well kept 2br/1ba home with 3 season back porch, with dbl lot, room to build a garage or shop. Home is close to Hill Crest Park and Unity Grade School.

Key facts

• Extra lot
• Updated bath
• Updated kitchen

Tags

• UPDATED KITCHEN
• UPDATED BATH
• EXTRA LOT

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer
• Home design: Single-family residential home
• Construction: Vinyl siding; Shingle roof
• Exterior features: Level lot

Interior

• Bathrooms: One three-quarter bathroom
• Heating & cooling: Central air conditioning; Natural gas heating with forced air
• Interior features: Eat-in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $40 ($479/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (12.9% below list).
• Recommended offer: $112k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Unity Elementary School (math 50% / reading 52%, grade C-, #510 of 616 statewide, top 83%, 521 students, 74% FRL); East Middle School (math 60% / reading 67%, grade B+, #169 of 246 statewide, top 69%, 1,067 students, 65% FRL); East High School (math 53% / reading 63%, grade C, #275 of 336 statewide, top 83%, 1,495 students, 54% FRL).
• Market conditions: 31 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 170 units permitted in Woodbury County in 2024 (90 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($892 loan paydown + $5k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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 1914 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,407 (12.9% below list)

Questions for the listing agent

1. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

• ARV (median comp): $150,761
• List price: $129,000
• Delta: -14.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1706 Irene St	0.12mi	2/1.0	884 (-6%)	2mo	$175,000	$198	84
922 Dubuque St	0.42mi	2/1.0	912 (-3%)	3mo	$60,000	$66	74
3220 Park View Blvd	0.34mi	2/1.0	912 (-3%)	10mo	$155,000	$170	72
1113 Irene St	0.28mi	2/1.0	884 (-6%)	18mo	$70,000	$79	62
909 Alice St	0.51mi	3/1.0 (+1)	1,008 (+8%)	2mo	$184,900	$183	57
1408 Rustin St	0.15mi	2/1.0	803 (-14%)	16mo	$145,000	$181	56
2507 11th St	0.32mi	3/1.0 (+1)	970 (+4%)	23mo	$115,000	$119	55
3520 Park View Blvd	0.62mi	2/1.0	832 (-11%)	14mo	$48,865	$59	41
3501 Athlone Ave	0.60mi	3/1.0 (+1)	1,008 (+8%)	21mo	$149,000	$148	37
1222 Saint Marys St	0.74mi	3/1.0 (+1)	960 (+3%)	24mo	$158,000	$165	36
725 Alice St	0.61mi	3/1.0 (+1)	1,076 (+15%)	12mo	$199,000	$185	31

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

Projected returns pro-forma

3.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.65×
• Total profit: $23,484
• Equity at exit: $63,759

10-year hold

• IRR: 12.7%
• Equity multiple: 3.04×
• Total profit: $73,567
• Equity at exit: $102,991

Cash invested: $36,120 (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 51105

• Home prices YoY: 1.7%
• Active inventory: 31
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$118 /mo · $1,414/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $40

Break-even live

Break-even rent $1,074

Max offer price $129,000

Occupancy floor 91%

Sensitivity live

Price	-10% $113	-5% $76	+0% $40	+5% $3	+10% $-33
Rent	-10% $-49	-5% $-4	+0% $40	+5% $84	+10% $129
Rate	-1.0pp $105	-0.5pp $73	base $40	+0.5pp $7	+1.0pp $-27

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2722 Prospect St Sioux City, IA	3.0	1.0	848	$1,200	$1.42	44d	1	1.02mi
1114 13th St Unit 1116 Sioux City, IA	3.0	1.0	1056	$1,100	$1.04	44d	1	1.11mi
1116 13th St Sioux City, IA	3.0	1.0	1056	$1,100	$1.04	45d	1	1.11mi
3290 Martha St Sioux City, IA	2.0–3.0	1.0–2.0	1000	$1,079	$1.08	44d	1	1.45mi

Listing history 9 events

1. 2026-05-11
   status Pending 597-char remark
2. 2026-05-07
   listed $129,000 Active 597-char remark
3. 2021-10-08
   soldstatus $118,000 151-char remark

   Show marketing remark (151 chars)

   Well kept 2br/1ba home with 3 season back porch, with dbl lot, room to build a garage or shop. Home is close to Hill Crest Park and Unity Grade School.

4. 2021-10-08
   soldstatus $118,000

   Show marketing remark (151 chars)

   Well kept 2br/1ba home with 3 season back porch, with dbl lot, room to build a garage or shop. Home is close to Hill Crest Park and Unity Grade School.

5. 2021-07-14
   listed $121,000 151-char remark

   Show marketing remark (151 chars)

   Well kept 2br/1ba home with 3 season back porch, with dbl lot, room to build a garage or shop. Home is close to Hill Crest Park and Unity Grade School.

6. 2017-02-21
   soldstatus $83,900

   Show marketing remark (328 chars)

   All you need to do Is MOVE RIGHT IN!!! Very well maintained 2br/1ba home on a double lot located near Hill Crest Park and Unity Grade School. New windows & furnace, water heater, water softner 5years ago, updated kitchen, with an enclosed back porch addition 6years ago, nice 12x21 Storage Shed and room to build a garage!

7. 2017-02-21
   soldstatus $84,000

   Show marketing remark (328 chars)

   All you need to do Is MOVE RIGHT IN!!! Very well maintained 2br/1ba home on a double lot located near Hill Crest Park and Unity Grade School. New windows & furnace, water heater, water softner 5years ago, updated kitchen, with an enclosed back porch addition 6years ago, nice 12x21 Storage Shed and room to build a garage!

8. 2016-07-07
   listed $85,900

   Show marketing remark (328 chars)

   All you need to do Is MOVE RIGHT IN!!! Very well maintained 2br/1ba home on a double lot located near Hill Crest Park and Unity Grade School. New windows & furnace, water heater, water softner 5years ago, updated kitchen, with an enclosed back porch addition 6years ago, nice 12x21 Storage Shed and room to build a garage!

9. 2007-08-01
   soldstatus $56,000

ⓘ 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: $1,414 · $118/mo
• Projected year-2 tax: $1,720 · $143/mo
• Expected delta: +$306/yr (+$25/mo · 21.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°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: $13,489
• − Mortgage interest: −$7,226
• − Property taxes: −$1,414
• − Insurance: −$645
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$3,753
• Taxable loss: −$1,707
• Est. tax savings @ 24.0%: +$410
• After-tax cash flow: $889/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
• City population: 51,789
• Population (ZIP): 10,726

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Hispanic / Latino 40% White 38% Two or more races 29% Black 10% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 24% Puerto Rican 1%
• Common ancestry: Portuguese 2% Iranian 1% Romanian 1%
• Foreign-born: 25% · Canada, Vietnam
• Languages at home: 55% English-only · Spanish 36% Vietnamese 2% Other Asian/Pacific 1%

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: ▲ 3.78%
• Current HPI: 226.3786
• Rent YoY: —
• Metro: —
• 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

+133.0% since first listed

10 events — show timeline

• 2026-06-15 Sold (MLS) $130,500 NWIA
• 2026-05-11 Pending — NWIA
• 2026-05-07 Listed $129,000 NWIA
• 2021-10-08 Sold (Public Records) $118,000 Public Records
• 2021-10-08 Sold (MLS) $118,000 NWIA
• 2021-07-14 Listed $121,000 NWIA
• 2017-02-21 Sold (Public Records) $84,000 Public Records
• 2017-02-21 Sold (MLS) $83,900 NWIA
• 2016-07-07 Listed $85,900 NWIA
• 2007-08-01 Sold (Public Records) $56,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,414 · -14.9% YoY. Source: county tax records.