3531 Glenn Ave · Sioux City, IA 51106

$175,000

4 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 6 Days on market

Built 1930 0.29 ac lot Est $209k · 16% under

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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 +16.9/30.0
• ARV discount +14.8/15.0
• DSCR +5.2/10.0
• Schools +4.7/10.0
• 1% rule +4.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Up/Down duplex with 2 car detached garage for main floor renter. Large lot for parking. Driveway from Glenn Ave plus alley access.

Key facts

• Large lot
• Driveway access
• Detached garage

Tags

• DETACHED GARAGE
• LARGE LOT
• DRIVEWAY ACCESS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/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 $165k (5.9% below list).
• Recommended offer: $165k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: Morningside Elementary (math 63% / reading 57%, grade B-, #388 of 616 statewide, top 63%, 652 students, 68% 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: 204 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $5k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,683 (5.9% below list)

Questions for the listing agent

1. Built in 1930 — 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: 0.94% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.81%
• DSCR: 1.12
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $208,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2540 S Glass St	0.12mi	3/2.0 (-1)	1,370 (-2%)	4mo	$177,300	$129	83
3324 5th Ave	0.24mi	3/1.5 (-1)	1,393 (+0%)	2mo	$200,000	$144	80
2521 S Cornelia St	0.19mi	3/2.0 (-1)	1,468 (+6%)	0mo	$220,000	$150	77
2307 S Saint Aubin	0.28mi	3/1.5 (-1)	1,357 (-2%)	1mo	$205,000	$151	75
2111 S Newton St	0.25mi	3/1.5 (-1)	1,497 (+8%)	1mo	$225,000	$150	68
3207 Glenn Ave	0.29mi	3/2.0 (-1)	1,226 (-12%)	1mo	$130,000	$106	61
3209 6th Ave	0.31mi	3/1.5 (-1)	1,537 (+10%)	3mo	$232,500	$151	59
3415 4th Ave	0.30mi	3/1.0 (-1)	1,192 (-14%)	1mo	$150,000	$126	52
2933 S Coral St	0.60mi	3/1.5 (-1)	1,518 (+9%)	3mo	$215,000	$142	47
4416 Cherrywood Ln	0.60mi	3/2.0 (-1)	1,567 (+13%)	3mo	$279,950	$179	44
1604 S Royce St	0.72mi	3/2.0 (-1)	1,250 (-10%)	3mo	$305,000	$244	42
2933 S Saint Marys St	0.58mi	3/1.5 (-1)	1,575 (+13%)	6mo	$240,000	$152	39

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: -11.9%
• Equity multiple: 0.57×
• Total profit: $-21,042
• Equity at exit: $26,093

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-8,873
• Equity at exit: $15,131

Cash invested: $49,000 (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 51106

• Active inventory: 204
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,647 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$196 /mo · $2,348/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $115

Break-even live

Break-even rent $1,502

Max offer price $175,000

Occupancy floor 88%

Sensitivity live

Price	-10% $214	-5% $164	+0% $115	+5% $65	+10% $16
Rent	-10% $-15	-5% $50	+0% $115	+5% $180	+10% $245
Rate	-1.0pp $203	-0.5pp $159	base $115	+0.5pp $69	+1.0pp $23

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2807 Lincoln Way Sioux City, IA	2.0–3.0	1.0	1100	$1,245	$1.13	45d	4	0.77mi

Listing history 2 events

1. 2026-04-27
   status Pending
2. 2026-04-19
   listed $175,000 Active

ⓘ 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: $2,348 · $196/mo
• Projected year-2 tax: $2,548 · $212/mo
• Expected delta: +$200/yr (+$17/mo · 8.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $19,762
• − Mortgage interest: −$9,803
• − Property taxes: −$2,348
• − Insurance: −$875
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − Depreciation: −$5,091
• Taxable loss: −$1,517
• Est. tax savings @ 24.0%: +$364
• After-tax cash flow: $1,740/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): 28,592
• Household income: $78,434
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 891.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Two or more races 8% Black 6% Asian 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 5% Iranian 4% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 8% German/W. Germanic 1% French/Haitian/Cajun 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: ▼ -127.61%
• Current HPI: 229.6733
• 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

2 events — show timeline

• 2026-04-27 Pending — NWIA
• 2026-04-19 Listed $175,000 NWIA

Property tax history

+1.9%/yr

Latest (2025): $2,348 · +4.1% YoY. Source: county tax records.