3729 Jones St · Sioux City, IA 51104

$175,000

2 bd · 2.0 ba · 1,284 sqft · SingleFamily public records · 20 Days on market

Built 1952 7,405 sqft lot $136/sqft · at area comps Est $225k · 22% 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 +15.0/15.0
• Cash flow +9.5/30.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute two-bedroom home on Sioux City's north side! This cozy residence features a quaint backyard with an additional storage shed and a newer exterior. An attached garage adds convenience. Please note, the house does have slight settling. Perfect for anyone looking for a lovely starter home with great potential! This property is being sold As-Is

Key facts

• Newer shingles
• Attached garage
• Extra alley parking

Tags

• NEWER SHINGLES
• NEWER WINDOWS
• NEWER SIDING
• BACKYARD DECK
• EXTRA ALLEY PARKING
• ATTACHED GARAGE

Property features AI

Finance

• Other: Zoning: residential

Exterior

• Parking: Attached garage with garage door opener (1 car); Concrete driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Fixer condition
• Construction: Vinyl siding; Shingle roof; 783 sq ft finished below grade
• Exterior features: Deck; Shed(s); Few trees on the lot

Interior

• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Garden

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (26.6% below list).
• Recommended offer: $128k (26.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: Bryant Elementary School (math 63% / reading 59%, grade B, #385 of 616 statewide, top 63%, 571 students, 74% FRL); North Middle School (math 46% / reading 50%, grade C-, #224 of 246 statewide, top 91%, 1,224 students, 74% FRL); North High School (math 53% / reading 57%, grade C, #289 of 336 statewide, top 86%, 1,634 students, 64% FRL) — zoned schools average 71% FRL vs 54% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 121 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,491 (26.6% 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. Built in 1952 — 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: 0.73% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.99%
• DSCR: 0.87
• GRM: 11.3

CMA / ARV

• ARV (median comp): $224,509
• List price: $175,000
• Delta: -22.05%
• 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
3613 Nebraska St	0.20mi	2/2.0	1,288 (+0%)	8mo	$219,500	$170	84
3530 Jackson St	0.21mi	3/2.0 (+1)	1,309 (+2%)	2mo	$200,000	$153	80
3625 Grandview Blvd	0.40mi	2/2.0	1,278 (-0%)	1mo	$214,950	$168	80
3601 Nebraska St	0.23mi	3/1.5 (+1)	1,368 (+6%)	1mo	$240,000	$175	70
400 37th ST Pl	0.27mi	3/2.0 (+1)	1,214 (-6%)	7mo	$91,000	$75	68
3639 Grandview Blvd	0.39mi	3/2.0 (+1)	1,372 (+7%)	8mo	$230,000	$168	59
3412 Douglas St	0.46mi	2/2.0	1,127 (-12%)	2mo	$206,000	$183	56
712 34th St	0.43mi	3/2.0 (+1)	1,444 (+12%)	1mo	$184,000	$127	54
3437 Pierce St	0.37mi	3/2.0 (+1)	1,460 (+14%)	4mo	$255,000	$175	52
3231 Virginia St	0.63mi	3/2.0 (+1)	1,396 (+9%)	0mo	$115,000	$82	51
3409 Virginia St	0.41mi	3/2.0 (+1)	1,464 (+14%)	2mo	$230,000	$157	51
3232 Jennings St	0.61mi	2/2.0	1,474 (+15%)	3mo	$210,000	$142	45

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: -21.3%
• Equity multiple: 0.26×
• Total profit: $-36,156
• Equity at exit: $26,093

10-year hold

• IRR: -14.9%
• Equity multiple: 0.15×
• Total profit: $-41,596
• Equity at exit: $15,131

Cash invested: $49,000 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,285 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$146 /mo · $1,758/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $-122

Break-even live

Break-even rent $1,439

Max offer price $153,438

Occupancy floor —

Sensitivity live

Price	-10% $-23	-5% $-73	+0% $-122	+5% $-172	+10% $-221
Rent	-10% $-224	-5% $-173	+0% $-122	+5% $-71	+10% $-21
Rate	-1.0pp $-34	-0.5pp $-78	base $-122	+0.5pp $-167	+1.0pp $-214

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.44mi
3800 Glen Oaks Blvd Sioux City, IA	1.0–2.0	1.0–2.0	768	$1,275	$1.66	45d	4	0.79mi

Listing history 7 events

1. 2026-05-17
   status Pending 345-char remark
2. 2026-05-14
   price $175,000 345-char remark
3. 2026-04-27
   listed $185,000 Active 345-char remark
4. 2024-11-22
   soldstatus $160,000 Closed 346-char remark

   Show marketing remark (346 chars)

   Cute two-bedroom home on Sioux City's north side! This cozy residence features a quaint backyard with an additional storage shed and a newer exterior. An attached garage adds convenience. Please note, the house does have slight settling. Perfect for anyone looking for a lovely starter home with great potential! This property is being sold As-Is

5. 2024-11-22
   soldstatus $160,000

   Show marketing remark (346 chars)

   Cute two-bedroom home on Sioux City's north side! This cozy residence features a quaint backyard with an additional storage shed and a newer exterior. An attached garage adds convenience. Please note, the house does have slight settling. Perfect for anyone looking for a lovely starter home with great potential! This property is being sold As-Is

6. 2024-08-26
   status Pending 346-char remark

   Show marketing remark (346 chars)

   Cute two-bedroom home on Sioux City's north side! This cozy residence features a quaint backyard with an additional storage shed and a newer exterior. An attached garage adds convenience. Please note, the house does have slight settling. Perfect for anyone looking for a lovely starter home with great potential! This property is being sold As-Is

7. 2024-08-22
   listed $135,000 Active 346-char remark

   Show marketing remark (346 chars)

   Cute two-bedroom home on Sioux City's north side! This cozy residence features a quaint backyard with an additional storage shed and a newer exterior. An attached garage adds convenience. Please note, the house does have slight settling. Perfect for anyone looking for a lovely starter home with great potential! This property is being sold As-Is

ⓘ 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: $1,758 · $146/mo
• Projected year-2 tax: $2,253 · $188/mo
• Expected delta: +$495/yr (+$41/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 3/10 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: $15,419
• − Mortgage interest: −$9,803
• − Property taxes: −$1,758
• − Insurance: −$875
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$5,091
• Taxable loss: −$4,575
• Est. tax savings @ 24.0%: +$1,098
• After-tax cash flow: $-367/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

+29.6% since first listed

7 events — show timeline

• 2026-05-17 Pending — NWIA
• 2026-05-14 Price Changed $175,000 NWIA
• 2026-04-27 Listed $185,000 NWIA
• 2024-11-22 Sold (Public Records) $160,000 Public Records
• 2024-11-22 Sold (MLS) $160,000 NWIA
• 2024-08-26 Pending — NWIA
• 2024-08-22 Listed $135,000 NWIA

Property tax history

+0.5%/yr

Latest (2025): $1,758 · -2.4% YoY. Source: county tax records.