608 S Helen St · Sioux City, IA 51106

$135,000

3 bd · 1.0 ba · 894 sqft · SingleFamily public records · 12 Days on market

Built 1912 5,663 sqft lot Est $143k · 6% under

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Why this score? — see what drove the C- 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 +17.3/30.0
• ARV discount +10.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.9/10.0
• 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

This cozy 2 bedroom, 1 bathroom Morningside bungalow has been renovated and is ready for you to call it home! The home has vinyl siding, new roof shingles, a new front porch, new carpet, new interior paint, vinyl flooring and much more. It is move in ready!

Key facts

• Fenced yard
• Attached bonus shed
• Finished attic space

Tags

• NEW ROOF
• FENCED YARD
• FINISHED ATTIC SPACE
• ATTACHED BONUS SHED

Property features AI

Exterior

• Parking: No dedicated parking
• Utilities: Public water; Public sewer
• Home design: Single-family residential home; Residential property
• Construction: Vinyl siding; Shingle roof
• Exterior features: Deck; Porch

Interior

• Bathrooms: 1 full bathroom
• Interior features: Central air conditioning; Electric and natural gas heating with forced air; Partial, unfinished basement
• Laundry & utility: Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/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 $133k (1.5% below list).
• Recommended offer: $133k (1.5% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: Spalding Park Elementary (math 59% / reading 55%, grade C+, #436 of 616 statewide, top 74%, 652 students, 69% FRL); East Middle School (math 60% / reading 67%, grade B+, #169 of 246 statewide, top 69%, 1,067 students, 65% FRL); East High School (math 53% / reading 63%, grade C, #275 of 336 statewide, top 83%, 1,495 students, 54% FRL).
• Market conditions: 204 active listings in the ZIP; 3 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $98k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $133,036 (1.5% below list)

Questions for the listing agent

1. Built in 1912 — 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: 0.99% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.10%
• DSCR: 1.14
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $143,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 S Cecelia St	0.17mi	2/2.0 (-1)	878 (-2%)	1mo	$145,000	$165	79
1119 S Cecelia St	0.41mi	2/1.0 (-1)	894 (0%)	1mo	$167,500	$187	75
2716 Leech Ave	0.25mi	2/2.0 (-1)	912 (+2%)	2mo	$124,000	$136	74
101 Logan St	0.41mi	2/1.0 (-1)	876 (-2%)	7mo	$133,500	$152	67
3212 Indiana Ave	0.31mi	2/1.0 (-1)	846 (-5%)	7mo	$135,000	$160	66
3514 Macomb Ave	0.53mi	2/1.0 (-1)	924 (+3%)	2mo	$70,000	$76	63
115 Rustin St	0.37mi	3/1.0	812 (-9%)	6mo	$145,000	$179	63
912 S Alice St	0.22mi	2/1.0 (-1)	802 (-10%)	10mo	$144,500	$180	59
2800 Dodge Ave	0.20mi	2/1.0 (-1)	1,023 (+14%)	4mo	$140,700	$138	58
301 Logan St	0.57mi	2/1.0 (-1)	951 (+6%)	6mo	$64,900	$68	53
2501 Leech Ave	0.43mi	2/1.0 (-1)	1,008 (+13%)	2mo	$130,000	$129	52
1215 S Cecelia St	0.48mi	3/1.0	1,003 (+12%)	12mo	$193,000	$192	47

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-15,616
• Equity at exit: $20,129

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-5,447
• Equity at exit: $11,672

Cash invested: $37,800 (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 51106

• Active inventory: 204
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,330 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$189 /mo · $2,268/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $98

Break-even live

Break-even rent $1,207

Max offer price $135,000

Occupancy floor 88%

Sensitivity live

Price	-10% $174	-5% $136	+0% $98	+5% $60	+10% $21
Rent	-10% $-7	-5% $45	+0% $98	+5% $150	+10% $203
Rate	-1.0pp $166	-0.5pp $132	base $98	+0.5pp $63	+1.0pp $27

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 S Linn St Sioux City, IA	2.0	2.0	926	$1,400	$1.51	45d	1	0.36mi
1301 S Westcott St Apt 04 Sioux City, IA	2.0	1.0	793	$850	$1.07	45d	1	0.67mi
1819 S Lakeport St Apt 4 Sioux City, IA	2.0	1.0	850	$950	$1.12	45d	1	1.50mi

Listing history 12 events

1. 2026-06-09
   status $135,000 Pending 12 DOM
2. 2026-06-08
   days on market $135,000 Active 12 DOM
3. 2026-06-07
   days on market $135,000 Active 11 DOM
4. 2026-06-05
   days on market $135,000 Active 8 DOM
5. 2026-06-02
   days on market $135,000 Active 6 DOM
6. 2026-06-01
   days on market $135,000 Active 5 DOM
7. 2026-05-31
   days on market $135,000 Active 4 DOM
8. 2026-05-30
   days on market $135,000 Active 3 DOM
9. 2026-05-27
   listed $135,000 Active
10. 2022-03-28
    soldstatus $98,000
11. 2022-03-24
    soldstatus $98,000 258-char remark

    Show marketing remark (258 chars)

    This cozy 2 bedroom, 1 bathroom Morningside bungalow has been renovated and is ready for you to call it home! The home has vinyl siding, new roof shingles, a new front porch, new carpet, new interior paint, vinyl flooring and much more. It is move in ready!

12. 2022-02-02
    listed $95,000 258-char remark

    Show marketing remark (258 chars)

    This cozy 2 bedroom, 1 bathroom Morningside bungalow has been renovated and is ready for you to call it home! The home has vinyl siding, new roof shingles, a new front porch, new carpet, new interior paint, vinyl flooring and much more. It is move in ready!

ⓘ 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: $2,268 · $189/mo
• Projected year-2 tax: $2,268 · $189/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥101°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: $15,964
• − Mortgage interest: −$7,562
• − Property taxes: −$2,268
• − Insurance: −$675
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$3,927
• Taxable loss: −$1,022
• Est. tax savings @ 24.0%: +$245
• After-tax cash flow: $1,419/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): 28,592
• Household income: $78,434
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 891.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Two or more races 8% Black 6% Asian 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 5% Iranian 4% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 8% German/W. Germanic 1% French/Haitian/Cajun 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: ▼ -127.61%
• Current HPI: 229.6733
• 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

+42.1% since first listed

4 events — show timeline

• 2026-05-27 Listed $135,000 NWIA
• 2022-03-28 Sold (Public Records) $98,000 Public Records
• 2022-03-24 Sold (MLS) $98,000 NWIA
• 2022-02-02 Listed $95,000 NWIA

Property tax history

+6.5%/yr

Latest (2025): $2,268 · +4.0% YoY. Source: county tax records.