115 Paxton St · Sioux City, IA 51106

$98,999

2 bd · 1.0 ba · 600 sqft · SingleFamily public records · 167 Days on market

Built 1910 7,405 sqft lot $165/sqft · 7% below area Est $125k · 21% 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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.4/10.0
• 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

Move in ready home offering two bedrooms and one full bathroom with a practical, easy-flow layout. The main living area provides comfortable space for everyday living, while the kitchen and dining area offer functionality and efficiency. Ideal for a first-time buyer, downsizer, or investor seeking a manageable property. Large private backyard

Key facts

• Move in ready
• 7,405 sq ft lot
• Built 1910

Tags

• MOVE IN READY
• LARGE PRIVATE BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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.
• Market conditions: 204 active listings in the ZIP; solid renter incomes; 170 units permitted in Woodbury County in 2024 (90 in 5+ unit buildings).
• This rent is only 16% of the median local income ($78k/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 $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,119 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.04% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.59%
• DSCR: 1.29
• GRM: 8.0

CMA / ARV

• ARV (median comp): $124,777
• List price: $98,999
• Delta: -20.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2805 1st St	0.38mi	1/1.0 (-1)	576 (-4%)	21mo	$95,650	$166	53
2917 3rd St	0.34mi	1/1.0 (-1)	648 (+8%)	18mo	$46,500	$72	51
809 Helen St	0.63mi	2/1.0	672 (+12%)	1mo	$85,000	$126	49

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-6,341
• Equity at exit: $14,761

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $6,967
• Equity at exit: $8,560

Cash invested: $27,720 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,025 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$97 /mo · $1,166/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $152

Break-even live

Break-even rent $832

Max offer price $98,999

Occupancy floor 80%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $98,999 Active 167 DOM
2. 2026-06-18
   days on market $98,999 Active 166 DOM
3. 2026-06-17
   days on market $98,999 Active 165 DOM
4. 2026-06-16
   days on market $98,999 Active 164 DOM
5. 2026-06-15
   days on market $98,999 Active 163 DOM
6. 2026-06-14
   days on market $98,999 Active 161 DOM
7. 2026-06-12
   days on market $98,999 Active 160 DOM
8. 2026-06-09
   days on market $98,999 Active 157 DOM
9. 2026-06-08
   days on market $98,999 Active 156 DOM
10. 2026-06-07
    days on market $98,999 Active 155 DOM
11. 2026-06-05
    days on market $98,999 Active 152 DOM
12. 2026-06-02
    days on market $98,999 Active 150 DOM
13. 2026-06-01
    days on market $98,999 Active 149 DOM
14. 2026-05-31
    days on market $98,999 Active 148 DOM
15. 2026-05-30
    days on market $98,999 Active 147 DOM
16. 2026-05-12
    price $98,999 344-char remark

    Show marketing remark (344 chars)

    Move in ready home offering two bedrooms and one full bathroom with a practical, easy-flow layout. The main living area provides comfortable space for everyday living, while the kitchen and dining area offer functionality and efficiency. Ideal for a first-time buyer, downsizer, or investor seeking a manageable property. Large private backyard

17. 2026-02-04
    price $99,999 344-char remark

    Show marketing remark (344 chars)

    Move in ready home offering two bedrooms and one full bathroom with a practical, easy-flow layout. The main living area provides comfortable space for everyday living, while the kitchen and dining area offer functionality and efficiency. Ideal for a first-time buyer, downsizer, or investor seeking a manageable property. Large private backyard

18. 2026-01-02
    listed $109,999 Active 344-char remark

    Show marketing remark (344 chars)

    Move in ready home offering two bedrooms and one full bathroom with a practical, easy-flow layout. The main living area provides comfortable space for everyday living, while the kitchen and dining area offer functionality and efficiency. Ideal for a first-time buyer, downsizer, or investor seeking a manageable property. Large private backyard

19. 2025-07-21
    listed $110,000 Active
20. 2005-05-31
    soldstatus $78,500

ⓘ 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: $1,166 · $97/mo
• Projected year-2 tax: $1,360 · $113/mo
• Expected delta: +$194/yr (+$16/mo · 16.7%)

ⓘ 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: $12,302
• − Mortgage interest: −$5,545
• − Property taxes: −$1,166
• − Insurance: −$495
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$2,880
• Taxable income: $247
• Est. tax owed @ 24.0%: −$59
• After-tax cash flow: $1,768/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

+26.1% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $98,999 NWIA
• 2026-02-04 Price Changed $99,999 NWIA
• 2026-01-02 Listed $109,999 NWIA
• 2025-07-21 Listed $110,000 NWIA
• 2005-05-31 Sold (Public Records) $78,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,166 · +4.1% YoY. Source: county tax records.