111 S Dorman St · Sioux City, IA 51103

$89,000

2 bd · 1.0 ba · 854 sqft · SingleFamily public records · 14 Days on market

Built 1909 5,500 sqft lot Est $126k · 30% 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.2/10.0
• 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

Listing remarks MLS

Good starter or investment property, previously rented for 850 dls.

Key facts

• Off street parking
• Newer furnace
• Newer retaining wall

Tags

• OFF STREET PARKING
• YARD SPACE
• NEWER FURNACE
• CENTRAL AIR
• NEWER RETAINING WALL
• CONCRETE DRIVEWAY

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence (residential property); Fixer condition
• Construction: Aluminum siding
• Exterior features: Fenced yard; Shingle roof

Interior

• Bathrooms: One 3/4 bathroom
• Heating & cooling: Natural gas forced-air heating
• Interior features: Has basement (partial, crawl space)
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($997 rent vs $89k).
• Cap rate 9.1% 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.
• 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: 79 active listings in the ZIP; 1 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 $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $89k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,000

Questions for the listing agent

1. Built in 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.90%
• DSCR: 1.44
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $126,392
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 S Collins St	0.20mi	2/1.0	870 (+2%)	5mo	$159,000	$183	83
2321 W 2nd St	0.10mi	2/1.0	816 (-4%)	17mo	$152,000	$186	73
111 S Dorman St	0.00mi	2/1.0	764 (-10%)	11mo	$58,000	$76	73
204 S John St	0.22mi	2/1.0	768 (-10%)	3mo	$80,000	$104	71
200 S Leonard St	0.07mi	1/1.0 (-1)	772 (-10%)	15mo	$75,000	$97	63
301 S John St	0.24mi	2/2.0	914 (+7%)	17mo	$155,000	$170	59
310 & 312 Helmer St	0.42mi	3/1.0 (+1)	948 (+11%)	4mo	$78,000	$82	54
615 Colon St	0.58mi	2/1.0	908 (+6%)	13mo	$77,500	$85	52
1815 W Highland Ave	0.39mi	1/1.0 (-1)	730 (-14%)	5mo	$32,000	$44	49
1630 W Palmer Ave	0.58mi	2/1.0	960 (+12%)	17mo	$142,000	$148	38
707 Prescott St	0.57mi	3/1.0 (+1)	967 (+13%)	15mo	$157,000	$162	33
412 Berry St	0.72mi	2/1.0	757 (-11%)	17mo	$190,000	$251	33

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,329
• Equity at exit: $13,270

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $15,687
• Equity at exit: $7,695

Cash invested: $24,920 (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 51103

• Home prices YoY: -23.0%
• Active inventory: 79
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $997 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$78 /mo · $938/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $206

Break-even live

Break-even rent $737

Max offer price $89,000

Occupancy floor 74%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Wesley Pkwy Sioux City, IA	1.0	1.0	620	$997	$1.61	44d	1	1.40mi

Listing history 12 events

1. 2026-06-19
   days on market $89,000 Active 14 DOM
2. 2026-06-18
   days on market $89,000 Active 13 DOM
3. 2026-06-17
   days on market $89,000 Active 12 DOM
4. 2026-06-17
   price $89,000 Active 11 DOM
5. 2026-06-16
   days on market $95,000 Active 11 DOM
6. 2026-06-15
   days on market $95,000 Active 10 DOM
7. 2026-06-14
   days on market $95,000 Active 8 DOM
8. 2026-06-12
   days on market $95,000 Active 7 DOM
9. 2026-06-09
   days on market $95,000 Active 4 DOM
10. 2026-06-08
    days on market $95,000 Active 3 DOM
11. 2026-06-07
    remarks 201-char remark
12. 2026-06-07
    listed $95,000 Active 2 DOM

ⓘ 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: $938 · $78/mo
• Projected year-2 tax: $1,168 · $97/mo
• Expected delta: +$230/yr (+$19/mo · 24.5%)

ⓘ 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 ≥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: $11,964
• − Mortgage interest: −$4,985
• − Property taxes: −$938
• − Insurance: −$445
• − Repairs & maintenance: −$957
• − Management: −$957
• − Depreciation: −$2,589
• Taxable income: $1,092
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $2,206/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

+427.8% since first listed

13 events — show timeline

• 2026-06-05 Listed $95,000 NWIA
• 2025-11-16 Rental Removed $1,100 APPFOLIO
• 2025-10-29 Listed for Rent $1,100 APPFOLIO
• 2025-07-15 Sold (Public Records) $58,000 Public Records
• 2025-07-14 Sold (MLS) $58,000 NWIA
• 2025-06-24 Pending — NWIA
• 2025-06-12 Relisted — NWIA
• 2025-06-12 Price Changed $75,000 NWIA
• 2025-04-23 Relisted — NWIA
• 2025-04-16 Pending — NWIA
• 2025-03-24 Price Changed $85,000 NWIA
• 2025-01-09 Listed $95,000 NWIA
• 2019-06-20 Sold (Public Records) $18,000 Public Records

Property tax history

+9.7%/yr

Latest (2025): $938 · +4.0% YoY. Source: county tax records.