2505 Knox Rd · Sidney, IA 51652

$185,000

4 bd · 2.0 ba · 1,633 sqft · SingleFamily public records · 27 Days on market

Built 2000 2.51 ac lot ↓ 43% since listing

---

Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Schools +5.8/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.4/10.0

Listing remarks

Enjoy space, privacy, and value with this 3-bedroom, 2-bathroom split-level home located at 2505 Knox Road in Sidney, Iowa. Priced at $185,000, this property sits on over 2 acres, offering the freedom of country living with convenient access to town. The split-level design provides a functional layout with separation of living areas, ideal for everyday living or entertaining. The expansive lot offers plenty of room for outdoor activities, gardening, or future improvements. If you’re looking for acreage, privacy, and affordability, this property checks the boxes. Property is being sold "as is. '

Key facts

• Expansive lot
• Convenient access
• Split-level design

Tags

• SPLIT-LEVEL DESIGN
• EXPANSIVE LOT
• CONVENIENT ACCESS

Property features AI

Finance

• Financial info: Annual tax: $2,568

Exterior

• Parking: Detached 2-car garage
• Utilities: Private well water; Septic tank
• Home design: Residential property; Unimproved land
• Construction: Vinyl siding
• Exterior features: 2.51-acre lot; Lot dimensions about 109,336 sq ft

Interior

• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Fireplace (1); Basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-256 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (24.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (31.2% below list).
• Recommended offer: $127k (31.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#180 in IA, #3,220 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Sidney Community School District (rural): math 71% / reading 67% proficiency, ranked #159 of 289 in IA (top 55%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Sidney Elementary School (math 77% / reading 62%, grade A-, #224 of 616 statewide, top 42%, 283 students, 48% FRL); Sidney High School (math 67% / reading 72%, grade B, #152 of 336 statewide, top 52%, 222 students, 46% FRL).
• Market conditions: 10 active listings in the ZIP; 7 units permitted in Fremont County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Fremont County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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.

Recommended offer $127,283 (31.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.69% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.92%
• DSCR: 0.74
• GRM: 12.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 2.63×
• Total profit: $84,478
• Equity at exit: $166,663

10-year hold

• IRR: 18.4%
• Equity multiple: 6.05×
• Total profit: $261,599
• Equity at exit: $359,414

Cash invested: $51,800 (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 51652

• Home prices YoY: 5.3%
• Active inventory: 10
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,273 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$214 /mo · $2,568/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $-256

Break-even live

Break-even rent $1,597

Max offer price $139,828

Occupancy floor —

Sensitivity live

Price	-10% $-151	-5% $-203	+0% $-256	+5% $-308	+10% $-360
Rent	-10% $-356	-5% $-306	+0% $-256	+5% $-205	+10% $-155
Rate	-1.0pp $-163	-0.5pp $-209	base $-256	+0.5pp $-304	+1.0pp $-352

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-02
   status $185,000 Pending 27 DOM
2. 2026-06-01
   days on market $185,000 Active 27 DOM
3. 2026-05-31
   days on market $185,000 Active 26 DOM
4. 2026-05-31
   days on market $185,000 Active 25 DOM
5. 2026-05-18
   status Active
6. 2026-02-17
   status Pending
7. 2026-02-04
   listed $185,000 Active
8. 2025-11-20
   status Active
9. 2025-10-20
   status Active
10. 2025-10-20
    price $250,000
11. 2025-06-04
    price $300,000
12. 2025-04-17
    listed $325,000 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: $2,568 · $214/mo
• Projected year-2 tax: $2,736 · $228/mo
• Expected delta: +$168/yr (+$14/mo · 6.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°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: $15,274
• − Mortgage interest: −$10,363
• − Property taxes: −$2,568
• − Insurance: −$925
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$5,382
• Taxable loss: −$6,408
• Est. tax savings @ 24.0%: +$1,538
• After-tax cash flow: $-1,531/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: Sidney Community School District
• NCES district ID: 1926250
• Math proficiency: 71% ▼ -4.00%
• Reading proficiency: 67% ▼ -2.00%
• Median HH income: $49,071
• Composite: 58.47/100
• National rank: #1001
• State rank: #159 of 289 in IA

Livability — Sidney

• Score: 77/100
• State rank: #180
• US rank: #3220

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,551

Population outlook (Fremont County) Hauer SSP2

• Today (2025): 6,095 people
• By 2030: 5,632 · -7.6%
• By 2040: 4,806 · -21.1%
• By 2050: 4,106 · -32.6%
• By 2075: 2,947 · -51.6%
• By 2100: 2,205 · -63.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Iranian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fremont

• 2024 margin: Solid R (+44.6) · D 27.0% · R 71.6% · Other 1.4%
• 2008→2024 swing: -41.0pp toward R · 2008: -3.6pp · 2024: -44.6pp
• All cycles: 2024: R+44.6 2020: R+42.3 2016: R+40.6 2012: R+9.2 2008: R+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.83%
• Current HPI: 353.5363
• 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

-43.1% since first listed

8 events — show timeline

• 2026-05-18 Relisted — IAR
• 2026-02-17 Pending — IAR
• 2026-02-04 Listed $185,000 IAR
• 2025-11-20 Relisted — IAR
• 2025-10-20 Relisted — IAR
• 2025-10-20 Price Changed $250,000 IAR
• 2025-06-04 Price Changed $300,000 IAR
• 2025-04-17 Listed $325,000 IAR

Property tax history

+2.5%/yr

Latest (2025): $2,568 · +2.0% YoY. Source: county tax records.