921 34th St · Sioux City, IA 51104

$199,450

2 bd · 1.0 ba · 1,124 sqft · SingleFamily public records · 86 Days on market

Built 1926 5,000 sqft lot $177/sqft · 52% above area Est $216k · 8% under

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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).

• ARV discount +11.0/15.0
• Cash flow +7.4/30.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful ranch style home with 2 bedrooms on the main floor. Basement offers 2 more bedrooms with still more space for tv room and more. Great location with great yard potential. Newer high-efficiency furnace, newer water heater, roof. This home has been well cared for. With the added egress windows it opens up great space in the basement.

Key facts

• Newer roof
• Added egress windows
• Ranch style home

Tags

• RANCH STYLE HOME
• GREAT YARD POTENTIAL
• NEWER HIGH-EFFICIENCY FURNACE
• NEWER WATER HEATER
• NEWER ROOF
• ADDED EGRESS WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-255 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (22.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (34.6% below list).
• Recommended offer: $131k (34.6% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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: 121 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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.
• Current owner paid $90k; list at $199k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,531 (34.6% 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. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.65% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.47%
• DSCR: 0.76
• GRM: 12.7

CMA / ARV

• ARV (median comp): $216,257
• List price: $199,450
• Delta: -7.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3311 Virginia St	0.09mi	2/1.0	1,044 (-7%)	8mo	$103,500	$99	77
3412 Douglas St	0.42mi	2/2.0	1,127 (+0%)	2mo	$206,000	$183	74
3616 Virginia St	0.26mi	2/1.0	1,198 (+7%)	9mo	$190,000	$159	70
3130 Summit St	0.64mi	2/1.0	1,040 (-8%)	1mo	$199,000	$191	57
3007 Nebraska St	0.54mi	2/1.0	1,015 (-10%)	8mo	$185,100	$182	52
3710 Grandview Blvd	0.62mi	2/1.5	1,206 (+7%)	9mo	$168,500	$140	50
1318 28th St	0.74mi	2/1.0	1,003 (-11%)	0mo	$165,000	$165	48
3613 Nebraska St	0.40mi	2/2.0	1,288 (+15%)	8mo	$219,500	$170	46
400 37th ST Pl	0.56mi	3/2.0 (+1)	1,214 (+8%)	7mo	$91,000	$75	46
3625 Grandview Blvd	0.61mi	2/2.0	1,278 (+14%)	1mo	$214,950	$168	44
3606 Hamilton Blvd	0.62mi	3/1.0 (+1)	988 (-12%)	12mo	$170,000	$172	36
2929 Douglas St	0.66mi	3/2.0 (+1)	1,224 (+9%)	13mo	$188,000	$154	34

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: -25.7%
• Equity multiple: 0.13×
• Total profit: $-48,577
• Equity at exit: $29,739

10-year hold

• IRR: -22.2%
• Equity multiple: -0.13×
• Total profit: $-63,338
• Equity at exit: $17,245

Cash invested: $55,846 (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 51104

• Home prices YoY: -34.4%
• Active inventory: 121
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$1,046
• Tax from tax record: −$157 /mo · $1,882/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $-255

Break-even live

Break-even rent $1,628

Max offer price $154,460

Occupancy floor —

Sensitivity live

Price	-10% $-142	-5% $-198	+0% $-255	+5% $-311	+10% $-368
Rent	-10% $-358	-5% $-306	+0% $-255	+5% $-203	+10% $-152
Rate	-1.0pp $-154	-0.5pp $-204	base $-255	+0.5pp $-306	+1.0pp $-359

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: $49,862
• Closing costs: $5,984
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 36th St Sioux City, IA	3.0	2.0	1092	$1,500	$1.37	45d	1	0.57mi
3800 Glen Oaks Blvd Sioux City, IA	1.0–2.0	1.0–2.0	768	$1,275	$1.66	45d	4	0.85mi
2722 Prospect St Sioux City, IA	3.0	1.0	848	$1,200	$1.42	45d	1	1.00mi
2606 Apache Ct Ste 101 Sioux City, IA	2.0	2.0	824	$1,400	$1.70	45d	1	1.15mi

Listing history 19 events

1. 2026-06-21
   days on market $199,450 Active 86 DOM
2. 2026-06-19
   days on market $199,450 Active 84 DOM
3. 2026-06-18
   days on market $199,450 Active 83 DOM
4. 2026-06-17
   days on market $199,450 Active 82 DOM
5. 2026-06-16
   days on market $199,450 Active 81 DOM
6. 2026-06-15
   days on market $199,450 Active 80 DOM
7. 2026-06-14
   days on market $199,450 Active 78 DOM
8. 2026-06-12
   days on market $199,450 Active 77 DOM
9. 2026-06-09
   days on market $199,450 Active 74 DOM
10. 2026-06-08
    days on market $199,450 Active 73 DOM
11. 2026-06-07
    days on market $199,450 Active 72 DOM
12. 2026-06-05
    days on market $199,450 Active 69 DOM
13. 2026-06-02
    days on market $199,450 Active 67 DOM
14. 2026-06-01
    days on market $199,450 Active 66 DOM
15. 2026-05-31
    days on market $199,450 Active 65 DOM
16. 2026-05-30
    days on market $199,450 Active 64 DOM
17. 2026-03-26
    listed $199,450 Active 342-char remark

    Show marketing remark (342 chars)

    Beautiful ranch style home with 2 bedrooms on the main floor. Basement offers 2 more bedrooms with still more space for tv room and more. Great location with great yard potential. Newer high-efficiency furnace, newer water heater, roof. This home has been well cared for. With the added egress windows it opens up great space in the basement.

18. 2023-05-04
    listed $200,000 Active
19. 2022-01-06
    soldstatus $90,000

ⓘ 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: $1,882 · $157/mo
• Projected year-2 tax: $2,507 · $209/mo
• Expected delta: +$625/yr (+$52/mo · 33.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 14 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: $15,664
• − Mortgage interest: −$11,172
• − Property taxes: −$1,882
• − Insurance: −$997
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$5,802
• Taxable loss: −$6,696
• Est. tax savings @ 24.0%: +$1,607
• After-tax cash flow: $-1,449/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): 23,197
• Household income: $75,362
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 600.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 20% Two or more races 14% Black 5% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Portuguese 4% Iranian 2% Romanian 2%
• Foreign-born: 12% · Canada, Vietnam, United Kingdom
• Languages at home: 80% English-only · Spanish 13% Other Asian/Pacific 2% Vietnamese 2%

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: ▼ -114.54%
• Current HPI: 218.5989
• 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

+121.6% since first listed

3 events — show timeline

• 2026-03-26 Listed $199,450 NWIA
• 2023-05-04 Listed $200,000 NWIA
• 2022-01-06 Sold (Public Records) $90,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,882 · +4.1% YoY. Source: county tax records.