210 Ross St · Sioux City, IA 51103

$169,999

3 bd · 2.5 ba · 1,593 sqft · MultiFamily public records · 46 Days on market

Built 1913 5,227 sqft lot $107/sqft · 26% above area Est $180k · 6% 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 +30.0/30.0
• ARV discount +10.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Seeking a spacious home? Look no further than this beautifully renovated 5-bedroom, 3-bathroom property on the Westside. Brand new electrical, plumbing, HVAC, roof and windows! The property features off-street parking via a paved alley and a nice-sized side yard. The interior boasts an elegant open-concept kitchen and living area, complete with new appliances and cabinetry. The main floor includes two bedrooms, a half bathroom, and a full bathroom, while the upper-level features three spacious bedrooms and a three-quarter bathroom. This property has undergone extensive renovations, including new fixtures, flooring, and fresh paint throughout. Additionally, new central air will be installed prior to closing.

Key facts

• Renovated
• New plumbing
• New hvac

Tags

• RENOVATED
• NEW ELECTRICAL
• NEW PLUMBING
• NEW HVAC
• NEW ROOF
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 28.1% 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.
• Market conditions: 79 active listings in the ZIP; 3 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

• 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $170k implies a 467% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,899 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.05% ✓
• Cap rate: 28.13%
• Cash-on-cash: 77.99%
• DSCR: 4.47
• GRM: 2.7

CMA / ARV

• ARV (median comp): $180,307
• List price: $169,999
• Delta: -5.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1512-12 W 2nd St	0.05mi	4/2.0 (+1)	1,766 (+11%)	11mo	$155,500	$88	63

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: 78.0%
• Equity multiple: 4.56×
• Total profit: $169,465
• Equity at exit: $25,347

10-year hold

• IRR: 81.6%
• Equity multiple: 9.43×
• Total profit: $401,186
• Equity at exit: $14,698

Cash invested: $47,600 (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 51103

• Home prices YoY: -23.0%
• Active inventory: 79
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $5,193 high
• Mortgage (P&I): −$891
• Tax from tax record: −$46 /mo · $558/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,091
• Net cashflow: $3,094

Break-even live

Break-even rent $1,277

Max offer price $169,999

Occupancy floor 35%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$993
▸ 2× units	3	1	$4,200
Total (3 units)			$5,193

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2309 W 19th St Sioux City, IA	2.0	1.0	1200	$1,000	$0.83	43d	1	0.98mi
705 Douglas St Sioux City, IA	2.0	2.0	1252	$1,775	$1.42	43d	5	1.08mi
610 13th St Sioux City, IA	2.0–3.0	1.0–1.5	1329	$1,247	$0.94	43d	3	1.33mi

Listing history 9 events

1. 2026-05-04
   status Pending 716-char remark

   Show marketing remark (716 chars)

   Seeking a spacious home? Look no further than this beautifully renovated 5-bedroom, 3-bathroom property on the Westside. Brand new electrical, plumbing, HVAC, roof and windows! The property features off-street parking via a paved alley and a nice-sized side yard. The interior boasts an elegant open-concept kitchen and living area, complete with new appliances and cabinetry. The main floor includes two bedrooms, a half bathroom, and a full bathroom, while the upper-level features three spacious bedrooms and a three-quarter bathroom. This property has undergone extensive renovations, including new fixtures, flooring, and fresh paint throughout. Additionally, new central air will be installed prior to closing.

2. 2026-04-27
   price $169,999 716-char remark

   Show marketing remark (716 chars)

   Seeking a spacious home? Look no further than this beautifully renovated 5-bedroom, 3-bathroom property on the Westside. Brand new electrical, plumbing, HVAC, roof and windows! The property features off-street parking via a paved alley and a nice-sized side yard. The interior boasts an elegant open-concept kitchen and living area, complete with new appliances and cabinetry. The main floor includes two bedrooms, a half bathroom, and a full bathroom, while the upper-level features three spacious bedrooms and a three-quarter bathroom. This property has undergone extensive renovations, including new fixtures, flooring, and fresh paint throughout. Additionally, new central air will be installed prior to closing.

3. 2026-04-27
   price $179,999 716-char remark

   Show marketing remark (716 chars)

   Seeking a spacious home? Look no further than this beautifully renovated 5-bedroom, 3-bathroom property on the Westside. Brand new electrical, plumbing, HVAC, roof and windows! The property features off-street parking via a paved alley and a nice-sized side yard. The interior boasts an elegant open-concept kitchen and living area, complete with new appliances and cabinetry. The main floor includes two bedrooms, a half bathroom, and a full bathroom, while the upper-level features three spacious bedrooms and a three-quarter bathroom. This property has undergone extensive renovations, including new fixtures, flooring, and fresh paint throughout. Additionally, new central air will be installed prior to closing.

4. 2026-04-20
   price $189,999 716-char remark

   Show marketing remark (716 chars)

   Seeking a spacious home? Look no further than this beautifully renovated 5-bedroom, 3-bathroom property on the Westside. Brand new electrical, plumbing, HVAC, roof and windows! The property features off-street parking via a paved alley and a nice-sized side yard. The interior boasts an elegant open-concept kitchen and living area, complete with new appliances and cabinetry. The main floor includes two bedrooms, a half bathroom, and a full bathroom, while the upper-level features three spacious bedrooms and a three-quarter bathroom. This property has undergone extensive renovations, including new fixtures, flooring, and fresh paint throughout. Additionally, new central air will be installed prior to closing.

5. 2026-04-07
   price $194,999 716-char remark

   Show marketing remark (716 chars)

   Seeking a spacious home? Look no further than this beautifully renovated 5-bedroom, 3-bathroom property on the Westside. Brand new electrical, plumbing, HVAC, roof and windows! The property features off-street parking via a paved alley and a nice-sized side yard. The interior boasts an elegant open-concept kitchen and living area, complete with new appliances and cabinetry. The main floor includes two bedrooms, a half bathroom, and a full bathroom, while the upper-level features three spacious bedrooms and a three-quarter bathroom. This property has undergone extensive renovations, including new fixtures, flooring, and fresh paint throughout. Additionally, new central air will be installed prior to closing.

6. 2026-04-01
   price $199,999 716-char remark

   Show marketing remark (716 chars)

   Seeking a spacious home? Look no further than this beautifully renovated 5-bedroom, 3-bathroom property on the Westside. Brand new electrical, plumbing, HVAC, roof and windows! The property features off-street parking via a paved alley and a nice-sized side yard. The interior boasts an elegant open-concept kitchen and living area, complete with new appliances and cabinetry. The main floor includes two bedrooms, a half bathroom, and a full bathroom, while the upper-level features three spacious bedrooms and a three-quarter bathroom. This property has undergone extensive renovations, including new fixtures, flooring, and fresh paint throughout. Additionally, new central air will be installed prior to closing.

7. 2026-03-19
   listed $210,000 Active 716-char remark

   Show marketing remark (716 chars)

   Seeking a spacious home? Look no further than this beautifully renovated 5-bedroom, 3-bathroom property on the Westside. Brand new electrical, plumbing, HVAC, roof and windows! The property features off-street parking via a paved alley and a nice-sized side yard. The interior boasts an elegant open-concept kitchen and living area, complete with new appliances and cabinetry. The main floor includes two bedrooms, a half bathroom, and a full bathroom, while the upper-level features three spacious bedrooms and a three-quarter bathroom. This property has undergone extensive renovations, including new fixtures, flooring, and fresh paint throughout. Additionally, new central air will be installed prior to closing.

8. 2025-09-25
   soldstatus $30,000
9. 2016-03-18
   soldstatus $30,000

ⓘ 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: $558 · $46/mo
• Projected year-2 tax: $1,613 · $134/mo
• Expected delta: +$1,055/yr (+$88/mo · 189.2%)

ⓘ 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 ≥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: $62,316
• − Mortgage interest: −$9,523
• − Property taxes: −$558
• − Insurance: −$850
• − Repairs & maintenance: −$4,985
• − Management: −$4,985
• − Depreciation: −$4,945
• Taxable income: $36,469
• Est. tax owed @ 24.0%: −$8,753
• After-tax cash flow: $28,371/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): 17,145

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 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 31% Two or more races 18% Asian 4% Black 4% Native American 4%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Iranian 3% Portuguese 3% Slovak 2%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 70% English-only · Spanish 23% Vietnamese 3% German/W. Germanic 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: ▼ -78.41%
• Current HPI: 262.3809
• 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

+466.7% since first listed

9 events — show timeline

• 2026-05-04 Pending — NWIA
• 2026-04-27 Price Changed $169,999 NWIA
• 2026-04-27 Price Changed $179,999 NWIA
• 2026-04-20 Price Changed $189,999 NWIA
• 2026-04-07 Price Changed $194,999 NWIA
• 2026-04-01 Price Changed $199,999 NWIA
• 2026-03-19 Listed $210,000 NWIA
• 2025-09-25 Sold (Public Records) $30,000 Public Records
• 2016-03-18 Sold (Public Records) $30,000 Public Records

Property tax history

-6.0%/yr

Latest (2025): $558 · -0.4% YoY. Source: county tax records.