1405 Hill Ave · Sioux City, IA 51104

$138,999

2 bd · 1.0 ba · 986 sqft · SingleFamily public records · 168 Days on market

Built 1935 5,663 sqft lot $141/sqft · 10% above area Est $160k · 13% 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 +13.4/15.0
• Cash flow +10.6/30.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1½-story home with 3 bedrooms and 1 full bath, offering 1,255 sq ft of living space. The main floor features a spacious living room that opens up to the dining area. An updated kitchen looks out on the backyard, while the upper level p consists of 3 bedrooms. Fresh paint through out. 1 stall detached garage. Located on the Northside of Sioux City.

Key facts

• 5,663 sq ft lot
• Garage
• Built 1935

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $-69 ($-823/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (19.3% below list).
• Recommended offer: $112k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: 120 active listings in the ZIP; 10 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; solid renter incomes; 170 units permitted in Woodbury County in 2024 (90 in 5+ unit buildings).
• This rent is only 18% of the median local income ($75k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $21k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $139k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,209 (19.3% 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 168 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1935 — 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: 0.81% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.11%
• DSCR: 0.91
• GRM: 10.3

CMA / ARV

• ARV (median comp): $160,153
• List price: $138,999
• Delta: -13.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1318 28th St	0.04mi	2/1.0	1,003 (+2%)	0mo	$165,000	$165	95
1029 27th St	0.27mi	3/1.0 (+1)	992 (+1%)	13mo	$130,000	$131	71
2021 Howard St	0.49mi	3/1.0 (+1)	954 (-3%)	6mo	$123,600	$130	61
3007 Nebraska St	0.67mi	2/1.0	1,015 (+3%)	8mo	$185,100	$182	57
2829 Morgan St	0.25mi	3/1.0 (+1)	1,096 (+11%)	10mo	$186,270	$170	56
1915 Howard St	0.52mi	2/2.0	1,040 (+6%)	9mo	$175,000	$168	55
2610 Prospect St	0.39mi	2/1.0	882 (-10%)	12mo	$140,000	$159	54
2732 Morgan St	0.25mi	2/1.0	849 (-14%)	13mo	$129,500	$153	54
3311 Virginia St	0.70mi	2/1.0	1,044 (+6%)	8mo	$103,500	$99	51
1705 33rd St	0.55mi	3/1.0 (+1)	942 (-4%)	14mo	$163,000	$173	50
1217 22nd St	0.39mi	3/1.5 (+1)	1,122 (+14%)	9mo	$210,000	$187	44
511 30th St	0.69mi	2/1.0	902 (-8%)	14mo	$194,000	$215	42

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: -19.8%
• Equity multiple: 0.31×
• Total profit: $-26,876
• Equity at exit: $20,725

10-year hold

• IRR: -12.6%
• Equity multiple: 0.26×
• Total profit: $-28,970
• Equity at exit: $12,018

Cash invested: $38,920 (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: 120
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,122 high
• Mortgage (P&I): −$729
• Tax from tax record: −$168 /mo · $2,018/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $-69

Break-even live

Break-even rent $1,209

Max offer price $126,889

Occupancy floor —

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2722 Prospect St Sioux City, IA	3.0	1.0	848	$1,200	$1.42	43d	1	0.38mi
301 21st St Sioux City, IA	1.0	1.0	600	$750	$1.25	43d	2	0.93mi
301 21st St Apt E Sioux City, IA	1.0	1.0	600	$775	$1.29	43d	1	0.93mi
1114 13th St Unit 1116 Sioux City, IA	3.0	1.0	1056	$1,100	$1.04	43d	1	1.06mi
1116 13th St Sioux City, IA	3.0	1.0	1056	$1,100	$1.04	44d	1	1.06mi
228 36th St Sioux City, IA	3.0	2.0	1092	$1,500	$1.37	43d	1	1.22mi
3800 Glen Oaks Blvd Sioux City, IA	1.0–2.0	1.0–2.0	768	$1,275	$1.66	43d	4	1.32mi
2606 Apache Ct Ste 101 Sioux City, IA	2.0	2.0	824	$1,400	$1.70	43d	1	1.32mi
821 Jackson St Apt 105 Sioux City, IA	2.0	1.0	1014	$1,010	$1.00	43d	1	1.45mi
821 Jackson St Apt 202 Sioux City, IA	1.0	1.0	680	$780	$1.15	43d	1	1.45mi

Listing history 24 events

1. 2026-06-19
   days on market $138,999 Active 168 DOM
2. 2026-06-18
   days on market $138,999 Active 167 DOM
3. 2026-06-17
   days on market $138,999 Active 166 DOM
4. 2026-06-16
   days on market $138,999 Active 165 DOM
5. 2026-06-15
   days on market $138,999 Active 164 DOM
6. 2026-06-14
   days on market $138,999 Active 162 DOM
7. 2026-06-12
   days on market $138,999 Active 161 DOM
8. 2026-06-09
   days on market $138,999 Active 158 DOM
9. 2026-06-08
   days on market $138,999 Active 157 DOM
10. 2026-06-07
    days on market $138,999 Active 156 DOM
11. 2026-06-05
    days on market $138,999 Active 153 DOM
12. 2026-06-02
    days on market $138,999 Active 151 DOM
13. 2026-06-01
    days on market $138,999 Active 150 DOM
14. 2026-05-31
    days on market $138,999 Active 149 DOM
15. 2026-05-30
    days on market $138,999 Active 148 DOM
16. 2026-05-12
    price $138,999 366-char remark

    Show marketing remark (366 chars)

    Charming 1½-story home with 3 bedrooms and 1 full bath, offering 1,255 sq ft of living space. The main floor features a spacious living room that opens up to the dining area. An updated kitchen looks out on the backyard, while the upper level p consists of 3 bedrooms. Fresh paint through out. 1 stall detached garage. Located on the Northside of Sioux City.

17. 2026-02-04
    price $139,999 366-char remark

    Show marketing remark (366 chars)

    Charming 1½-story home with 3 bedrooms and 1 full bath, offering 1,255 sq ft of living space. The main floor features a spacious living room that opens up to the dining area. An updated kitchen looks out on the backyard, while the upper level p consists of 3 bedrooms. Fresh paint through out. 1 stall detached garage. Located on the Northside of Sioux City.

18. 2026-01-02
    listed $159,999 Active 366-char remark

    Show marketing remark (366 chars)

    Charming 1½-story home with 3 bedrooms and 1 full bath, offering 1,255 sq ft of living space. The main floor features a spacious living room that opens up to the dining area. An updated kitchen looks out on the backyard, while the upper level p consists of 3 bedrooms. Fresh paint through out. 1 stall detached garage. Located on the Northside of Sioux City.

19. 2025-11-10
    price $139,900
20. 2025-09-22
    listed $149,900 Active
21. 2025-04-24
    price $995,000
22. 2025-04-11
    listed $1,100,000 Active
23. 2020-09-22
    soldstatus $72,500
24. 2020-08-20
    listed $70,000

ⓘ 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: $2,018 · $168/mo
• Projected year-2 tax: $2,100 · $175/mo
• Expected delta: +$82/yr (+$7/mo · 4.1%)

ⓘ 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 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: $13,465
• − Mortgage interest: −$7,786
• − Property taxes: −$2,018
• − Insurance: −$695
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$4,044
• Taxable loss: −$3,232
• Est. tax savings @ 24.0%: +$776
• After-tax cash flow: $-47/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

+98.6% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $138,999 NWIA
• 2026-02-04 Price Changed $139,999 NWIA
• 2026-01-02 Listed $159,999 NWIA
• 2025-11-10 Price Changed $139,900 NWIA
• 2025-09-22 Listed $149,900 NWIA
• 2025-04-24 Price Changed $995,000 NWIA
• 2025-04-11 Listed $1,100,000 NWIA
• 2020-09-22 Sold (MLS) $72,500 NWIA
• 2020-08-20 Listed $70,000 NWIA

Property tax history

+7.8%/yr

Latest (2025): $2,018 · +4.1% YoY. Source: county tax records.