2007 W 5th St · Sioux City, IA 51103

$149,000

3 bd · 1.0 ba · 1,162 sqft · SingleFamily public records · 33 Days on market

Built 1924 4,792 sqft lot Est $156k · at est.

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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).

• Cash flow +13.4/30.0
• ARV discount +9.4/15.0
• Schools +4.7/10.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this cozy and exceptionally well-maintained bungalow offering 1,442 total finished square feet and showcasing pride of ownership throughout. This very clean home features beautiful original hardwood floors that have been refinished and are in excellent condition, adding warmth and character throughout much of the home. The updated kitchen, refreshed main-floor bathroom, and comfortable main-floor bedroom provide both style and functionality, along with the convenience of main-floor laundry. The upstairs dormer is currently used as an additional bedroom, offering flexible living space. The partially finished basement includes a bedroom with an egress window and a bathroom featurin

Key facts

• Updated kitchen
• Backyard shed
• Upstairs dormer

Tags

• ORIGINAL HARDWOOD FLOORS
• UPDATED KITCHEN
• MAIN-FLOOR LAUNDRY
• UPSTAIRS DORMER
• PARTIALLY FINISHED BASEMENT
• BACKYARD SHED

Property features AI

Finance

• Other: Zoned residential (RES)

Exterior

• Parking: No designated parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Vinyl siding; Shingle roof; 310 sq ft of below-grade finished area
• Exterior features: Deck; Patio; Shed(s)

Interior

• Kitchen: Eat-in kitchen
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Full, partially finished basement; Main-level laundry
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $2 ($29/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 $123k (17.5% below list).
• Recommended offer: $123k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Loess Hills Elementary (math 64% / reading 54%, grade B-, #428 of 616 statewide, top 70%, 589 students, 60% FRL); West Middle School (math 54% / reading 54%, grade B-, #206 of 246 statewide, top 84%, 864 students, 48% FRL); West High School (math 44% / reading 58%, grade D+, #308 of 336 statewide, top 92%, 1,252 students, 76% FRL).
• Market conditions: 80 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $73k; list at $149k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,874 (17.5% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — 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. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.07%
• DSCR: 1.00
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $155,708
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1907 W 6th St St	0.11mi	3/1.0	1,116 (-4%)	6mo	$63,767	$57	83
1923 W 6th St	0.08mi	3/1.0	1,074 (-8%)	2mo	$174,950	$163	82
411 Judd St	0.23mi	2/1.0 (-1)	1,173 (+1%)	2mo	$38,000	$32	81
2125 Villa Ave	0.19mi	3/1.0	1,196 (+3%)	10mo	$120,000	$100	78
314 George St	0.43mi	3/1.0	1,160 (-0%)	3mo	$155,000	$134	77
2215 W 6th St	0.18mi	3/1.5	1,064 (-8%)	2mo	$158,300	$149	74
2326 W 3rd St	0.35mi	3/2.0	1,248 (+7%)	1mo	$160,000	$128	67
1222 W 5th St	0.57mi	3/1.0	1,061 (-9%)	4mo	$182,000	$172	56
316 S Dorman St	0.60mi	2/1.5 (-1)	1,174 (+1%)	10mo	$200,000	$170	55
304 S Judd St	0.56mi	4/1.0 (+1)	1,211 (+4%)	8mo	$142,000	$117	55
2515 W Highland Ave	0.57mi	2/1.0 (-1)	1,020 (-12%)	0mo	$65,000	$64	48
324 S Casselman St	0.72mi	2/2.0 (-1)	1,139 (-2%)	7mo	$180,000	$158	48

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-24,010
• Equity at exit: $22,216

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-20,787
• Equity at exit: $12,883

Cash invested: $41,720 (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: 80
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,229 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$125 /mo · $1,498/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $2

Break-even live

Break-even rent $1,226

Max offer price $149,000

Occupancy floor 95%

Sensitivity live

Price	-10% $87	-5% $45	+0% $2	+5% $-40	+10% $-82
Rent	-10% $-95	-5% $-46	+0% $2	+5% $51	+10% $99
Rate	-1.0pp $77	-0.5pp $40	base $2	+0.5pp $-36	+1.0pp $-75

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	45d	1	0.64mi
705 Douglas St Sioux City, IA	2.0	2.0	1252	$1,775	$1.42	45d	5	1.46mi

Listing history 19 events

1. 2026-06-21
   days on market $149,000 Active 33 DOM
2. 2026-06-19
   days on market $149,000 Active 31 DOM
3. 2026-06-18
   days on market $149,000 Active 30 DOM
4. 2026-06-17
   days on market $149,000 Active 29 DOM
5. 2026-06-16
   days on market $149,000 Active 28 DOM
6. 2026-06-15
   days on market $149,000 Active 27 DOM
7. 2026-06-14
   days on market $149,000 Active 25 DOM
8. 2026-06-12
   days on market $149,000 Active 24 DOM
9. 2026-06-09
   days on market $149,000 Active 21 DOM
10. 2026-06-08
    days on market $149,000 Active 20 DOM
11. 2026-06-07
    days on market $149,000 Active 19 DOM
12. 2026-06-05
    pricedays on market $149,000 Active 16 DOM
13. 2026-06-02
    days on market $159,000 Active 14 DOM
14. 2026-06-01
    days on market $159,000 Active 13 DOM
15. 2026-05-31
    days on market $159,000 Active 12 DOM
16. 2026-05-30
    days on market $159,000 Active 11 DOM
17. 2026-05-19
    listed $159,000 Active
18. 2017-08-10
    soldstatus $73,000
19. 2014-08-15
    soldstatus $45,000

ⓘ 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: $1,498 · $125/mo
• Projected year-2 tax: $1,919 · $160/mo
• Expected delta: +$421/yr (+$35/mo · 28.1%)

ⓘ 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 ≥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: $14,745
• − Mortgage interest: −$8,346
• − Property taxes: −$1,498
• − Insurance: −$745
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − Depreciation: −$4,335
• Taxable loss: −$2,538
• Est. tax savings @ 24.0%: +$609
• After-tax cash flow: $638/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

+231.1% since first listed

4 events — show timeline

• 2026-06-03 Price Changed $149,000 NWIA
• 2026-05-19 Listed $159,000 NWIA
• 2017-08-10 Sold (Public Records) $73,000 Public Records
• 2014-08-15 Sold (Public Records) $45,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,498 · +4.0% YoY. Source: county tax records.