613 10th St · Sioux City, IA 51105

$109,000

3 bd · 1.5 ba · 1,456 sqft · SingleFamily public records · 4 Days on market

Built 1910 Est $151k · 28% under

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Why this score? — see what drove the B+ 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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.9/10.0
• Appreciation +6.9/10.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this charming and affordable single-family home in the heart of Sioux City. Offering 1,456 square feet of living space, this well-maintained home features 3 bedrooms and 1.25 bathrooms, providing plenty of room for families, first-time homebuyers, or investors. Step inside to find spacious living areas filled with natural light, comfortable bedrooms, and a functional floor plan designed for everyday living. The home offers ample space for relaxing, entertaining, and creating lasting memories. Conveniently located near schools, parks, shopping, restaurants, and downtown Sioux City, this property combines comfort with accessibility. Whether you& apos; re looking for your next h

Key facts

• Single family home
• Natural light
• Conveniently located

Tags

• SINGLE FAMILY HOME
• NATURAL LIGHT
• FUNCTIONAL FLOOR PLAN
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Cap rate 9.8% 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.
• Market conditions: 31 active listings in the ZIP; 8 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 $5k of equity ($754 loan paydown + $4k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,000

Questions for the listing agent

1. Built in 1910 — 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: 1.19% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.59%
• DSCR: 1.56
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $151,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
833 18th St	0.61mi	3/1.0	1,434 (-2%)	11mo	$133,000	$93	58
1007 Virginia St	0.23mi	4/2.0 (+1)	1,265 (-13%)	4mo	$145,000	$115	58
807 17th St	0.52mi	3/1.0	1,440 (-1%)	18mo	$180,000	$125	57
1519 Court St	0.53mi	3/2.0	1,525 (+5%)	11mo	$119,000	$78	56
1706 Court St	0.64mi	3/2.0	1,471 (+1%)	16mo	$150,000	$102	53
1612 Main St	0.68mi	4/2.0 (+1)	1,488 (+2%)	8mo	$92,000	$62	50
1423 Pierce St	0.37mi	4/1.5 (+1)	1,303 (-10%)	12mo	$135,000	$104	50
1520 Main St	0.64mi	2/1.0 (-1)	1,458 (+0%)	17mo	$139,950	$96	49
1305 & 1307 Mcdonald St	0.49mi	4/1.0 (+1)	1,372 (-6%)	18mo	$145,000	$106	45
27 Gilman Ter	0.74mi	4/1.5 (+1)	1,560 (+7%)	6mo	$253,000	$162	44
1714 Ingleside Ave	0.61mi	3/1.5	1,290 (-11%)	12mo	$115,000	$89	42
914 17th St	0.56mi	3/1.5	1,298 (-11%)	20mo	$150,000	$116	39

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: 21.1%
• Equity multiple: 2.25×
• Total profit: $38,091
• Equity at exit: $53,874

10-year hold

• IRR: 21.5%
• Equity multiple: 4.33×
• Total profit: $101,546
• Equity at exit: $87,023

Cash invested: $30,520 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,300 high
• Mortgage (P&I): −$572
• Tax from tax record: −$89 /mo · $1,072/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $320

Break-even live

Break-even rent $894

Max offer price $109,000

Occupancy floor 70%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
821 Jackson St Apt 105 Sioux City, IA	2.0	1.0	1014	$1,010	$1.00	44d	1	0.11mi
610 13th St Sioux City, IA	2.0–3.0	1.0–1.5	1329	$1,247	$0.94	44d	3	0.19mi
705 Douglas St Sioux City, IA	2.0	2.0	1252	$1,775	$1.42	44d	5	0.30mi
505 6th St Sioux City, IA	1.0–2.0	1.0	830	$2,100	$2.53	44d	5	0.32mi
1116 13th St Sioux City, IA	3.0	1.0	1056	$1,100	$1.04	44d	1	0.43mi
1114 13th St Unit 1116 Sioux City, IA	3.0	1.0	1056	$1,100	$1.04	44d	1	0.43mi
130 Nebraska St Sioux City, IA	1.0–2.0	1.0–2.0	900	$1,215	$1.35	44d	8	0.66mi
860 River View Dr South Sioux City, NE	1.0–2.0	1.0–2.0	867	$1,252	$1.44	44d	1	1.37mi

Listing history 5 events

1. 2026-06-19
   days on market $109,000 Active 4 DOM
2. 2026-06-18
   days on market $109,000 Active 3 DOM
3. 2026-06-17
   days on market $109,000 Active 2 DOM
4. 2026-06-16
   remarks 695-char remark
5. 2026-06-16
   listed $109,000 Active 1 DOM

ⓘ 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: $1,072 · $89/mo
• Projected year-2 tax: $1,392 · $116/mo
• Expected delta: +$320/yr (+$27/mo · 29.8%)

ⓘ 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: $15,594
• − Mortgage interest: −$6,106
• − Property taxes: −$1,072
• − Insurance: −$545
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$3,171
• Taxable income: $2,206
• Est. tax owed @ 24.0%: −$529
• After-tax cash flow: $3,314/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

1 event — show timeline

• 2026-06-16 Listed $109,000 FSBO.com

Property tax history

+5.0%/yr

Latest (2025): $1,072 · -6.1% YoY. Source: county tax records.