217 Rebecca St · Sioux City, IA 51103

$150,000

2 bd · 1.0 ba · 891 sqft · SingleFamily public records · 31 Days on market

Built 1911 1,920 sqft lot

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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).

• Cash flow +15.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Perfect opportunity for first time home buyers or investors! This cozy 2 bedroom, 2 bathroom home offers comfortable living with a welcoming front porch and low maintenance small lot, making yard work simple and easy. The basement features a newer stand up shower bathroom and an additional non conforming room that could add even more value with the future addition of an egress window. A storage shed in the backyard provides extra space for tools, lawn equipment, or seasonal storage. Affordable, practical, and full of potential, this home is a great opportunity to make it your own or add to your investment portfolio!

Key facts

• Front porch
• Storage shed
• Non conforming room

Tags

• FRONT PORCH
• STAND UP SHOWER BATHROOM
• NON CONFORMING ROOM
• STORAGE SHED

Property features AI

Finance

• Other: Annual tax listed (for reference)

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence (residential property)
• Construction: Aluminum siding; 185 sq ft of below-grade finished area
• Exterior features: Shingle roof; Lot about 0.04 acres

Interior

• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Central air conditioning; Natural gas forced air heating
• Interior features: Partially finished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $72 ($859/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 $128k (14.4% below list).
• Recommended offer: $128k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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; 9 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; 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,438 (14.4% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1911 — 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: 0.86% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.04%
• DSCR: 1.09
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $98,901
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 & 312 Helmer St	0.35mi	3/1.0 (+1)	948 (+6%)	4mo	$78,000	$82	64
1630 W Palmer Ave	0.25mi	2/1.0	960 (+8%)	17mo	$142,000	$148	62
307 S Collins St	0.66mi	2/1.0	870 (-2%)	5mo	$159,000	$183	61
1215 W 16th St	0.59mi	2/1.0	816 (-8%)	3mo	$90,000	$110	56
118 S Center St	0.31mi	2/1.0	996 (+12%)	12mo	$85,000	$85	56
301 S John St	0.60mi	2/2.0	914 (+3%)	17mo	$155,000	$170	50
204 S John St	0.54mi	2/1.0	768 (-14%)	3mo	$80,000	$104	49
1702 Center St	0.70mi	2/1.0	820 (-8%)	10mo	$89,950	$110	46
1623 West St	0.68mi	2/1.0	945 (+6%)	17mo	$105,000	$111	44
2321 W 2nd St	0.72mi	2/1.0	816 (-8%)	17mo	$152,000	$186	38
319 S Judd St	0.74mi	3/1.0 (+1)	842 (-6%)	17mo	$144,200	$171	37
111 S Dorman St	0.72mi	2/1.0	764 (-14%)	11mo	$58,000	$76	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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-19,788
• Equity at exit: $22,365

10-year hold

• IRR: -4.2%
• Equity multiple: 0.73×
• Total profit: $-11,518
• Equity at exit: $12,969

Cash invested: $42,000 (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 51103

• Home prices YoY: -23.0%
• Active inventory: 79
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,284 high
• Mortgage (P&I): −$787
• Tax from tax record: −$94 /mo · $1,128/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $72

Break-even live

Break-even rent $1,194

Max offer price $150,000

Occupancy floor 89%

Sensitivity live

Price	-10% $156	-5% $114	+0% $72	+5% $29	+10% $-13
Rent	-10% $-30	-5% $21	+0% $72	+5% $122	+10% $173
Rate	-1.0pp $147	-0.5pp $110	base $72	+0.5pp $33	+1.0pp $-7

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.77mi
705 Douglas St Sioux City, IA	2.0	2.0	1252	$1,775	$1.42	44d	5	0.98mi
505 6th St Sioux City, IA	1.0–2.0	1.0	830	$2,100	$2.53	44d	5	1.11mi
821 Jackson St Apt 202 Sioux City, IA	1.0	1.0	680	$780	$1.15	44d	1	1.21mi
821 Jackson St Apt 105 Sioux City, IA	2.0	1.0	1014	$1,010	$1.00	44d	1	1.21mi
301 21st St Apt E Sioux City, IA	1.0	1.0	600	$775	$1.29	44d	1	1.31mi
301 21st St Sioux City, IA	1.0	1.0	600	$750	$1.25	44d	2	1.31mi
130 Nebraska St Sioux City, IA	1.0–2.0	1.0–2.0	900	$1,215	$1.35	44d	8	1.31mi
302 Jones St #403 Sioux City, IA	2.0	2.0	872	$1,750	$2.01	44d	1	1.40mi

Listing history 17 events

1. 2026-06-19
   days on market $150,000 Active 31 DOM
2. 2026-06-18
   days on market $150,000 Active 30 DOM
3. 2026-06-17
   days on market $150,000 Active 29 DOM
4. 2026-06-16
   days on market $150,000 Active 28 DOM
5. 2026-06-15
   days on market $150,000 Active 27 DOM
6. 2026-06-14
   days on market $150,000 Active 25 DOM
7. 2026-06-12
   pricedays on market $150,000 Active 24 DOM
8. 2026-06-09
   days on market $159,900 Active 21 DOM
9. 2026-06-08
   days on market $159,900 Active 20 DOM
10. 2026-06-07
    days on market $159,900 Active 19 DOM
11. 2026-06-05
    days on market $159,900 Active 16 DOM
12. 2026-06-02
    days on market $159,900 Active 14 DOM
13. 2026-06-01
    days on market $159,900 Active 13 DOM
14. 2026-05-31
    days on market $159,900 Active 12 DOM
15. 2026-05-30
    days on market $159,900 Active 11 DOM
16. 2026-05-19
    listed $159,900 Active
17. 2024-01-24
    soldstatus $140,000

ⓘ 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: $1,128 · $94/mo
• Projected year-2 tax: $1,742 · $145/mo
• Expected delta: +$614/yr (+$51/mo · 54.4%)

ⓘ 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: $15,413
• − Mortgage interest: −$8,402
• − Property taxes: −$1,128
• − Insurance: −$750
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$4,364
• Taxable loss: −$1,697
• Est. tax savings @ 24.0%: +$407
• After-tax cash flow: $1,266/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

+14.2% since first listed

2 events — show timeline

• 2026-05-19 Listed $159,900 NWIA
• 2024-01-24 Sold (Public Records) $140,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,128 · +4.1% YoY. Source: county tax records.