458 John St · Sioux City, IA 51103

$113,999

2 bd · 1.0 ba · 930 sqft · SingleFamily public records · 46 Days on market

Built 1889 2,784 sqft lot $123/sqft · 6% below area Est $128k · 11% 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 +27.8/30.0
• ARV discount +12.6/15.0
• DSCR +9.8/10.0
• 1% rule +7.1/10.0
• 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

Two Story home with nice sized living/dining room with bay window. Main floor laundry would make a great starter home or investment property.

Key facts

• 2,784 sq ft lot
• Built 1889
• Listed 46 days

Property features AI

Exterior

• Parking: No parking listed
• Utilities: Public water; Public sewer
• Home design: Single-family residential home
• Construction: Wood siding construction
• Exterior features: Fenced yard; Shingle roof

Interior

• Kitchen: Eat-in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric and natural gas heating with forced air
• Interior features: Eat-in kitchen; Unfinished basement
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: 80 active listings in the ZIP; 2 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 $788 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $50k; list at $114k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1889 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,579 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1889 — 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. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.08%
• DSCR: 1.58
• GRM: 6.9

CMA / ARV

• ARV (median comp): $128,481
• List price: $113,999
• Delta: -11.27%
• 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
310 & 312 Helmer St	0.20mi	3/1.0 (+1)	948 (+2%)	4mo	$78,000	$82	79
1630 W Palmer Ave	0.30mi	2/1.0	960 (+3%)	17mo	$142,000	$148	67
307 S Collins St	0.51mi	2/1.0	870 (-6%)	6mo	$159,000	$183	61
2215 W 6th St	0.16mi	3/1.5 (+1)	1,064 (+14%)	2mo	$158,300	$149	60
2515 W Highland Ave	0.52mi	2/1.0	1,020 (+10%)	0mo	$65,000	$64	59
615 Colon St	0.57mi	2/1.0	908 (-2%)	13mo	$77,500	$85	59
301 S John St	0.50mi	2/2.0	914 (-2%)	17mo	$155,000	$170	56
707 Prescott St	0.50mi	3/1.0 (+1)	967 (+4%)	15mo	$157,000	$162	52
2321 W 2nd St	0.32mi	2/1.0	816 (-12%)	17mo	$152,000	$186	50
1215 W 16th St	0.73mi	2/1.0	816 (-12%)	3mo	$90,000	$110	43
1222 W 5th St	0.61mi	3/1.0 (+1)	1,061 (+14%)	4mo	$182,000	$172	40
434 Isabella St	0.60mi	3/1.0 (+1)	1,061 (+14%)	17mo	$110,000	$104	29

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: 3.0%
• Equity multiple: 1.12×
• Total profit: $3,686
• Equity at exit: $16,998

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $31,723
• Equity at exit: $9,857

Cash invested: $31,920 (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: 80
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$598
• Tax from tax record: −$96 /mo · $1,156/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $348

Break-even live

Break-even rent $939

Max offer price $113,999

Occupancy floor 70%

Sensitivity live

Price	-10% $413	-5% $380	+0% $348	+5% $316	+10% $284
Rent	-10% $239	-5% $294	+0% $348	+5% $403	+10% $457
Rate	-1.0pp $405	-0.5pp $377	base $348	+0.5pp $318	+1.0pp $288

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Wesley Pkwy Sioux City, IA	1.0	1.0	620	$997	$1.61	45d	1	1.27mi
705 Douglas St Sioux City, IA	2.0	2.0	1252	$1,775	$1.42	45d	5	1.46mi

Listing history 24 events

1. 2026-06-21
   days on market $113,999 Active 46 DOM
2. 2026-06-19
   days on market $113,999 Active 44 DOM
3. 2026-06-18
   days on market $113,999 Active 43 DOM
4. 2026-06-17
   days on market $113,999 Active 42 DOM
5. 2026-06-16
   days on market $113,999 Active 41 DOM
6. 2026-06-15
   days on market $113,999 Active 40 DOM
7. 2026-06-14
   days on market $113,999 Active 38 DOM
8. 2026-06-12
   days on market $113,999 Active 37 DOM
9. 2026-06-09
   days on market $113,999 Active 34 DOM
10. 2026-06-08
    days on market $113,999 Active 33 DOM
11. 2026-06-07
    days on market $113,999 Active 32 DOM
12. 2026-06-05
    days on market $113,999 Active 29 DOM
13. 2026-06-02
    days on market $113,999 Active 27 DOM
14. 2026-06-01
    days on market $113,999 Active 26 DOM
15. 2026-05-31
    days on market $113,999 Active 25 DOM
16. 2026-05-30
    days on market $113,999 Active 24 DOM
17. 2026-05-06
    listed $113,999 Active 741-char remark
18. 2025-09-24
    price $113,999
19. 2025-08-13
    price $119,999
20. 2025-05-30
    price $124,999
21. 2025-05-09
    price $127,000
22. 2025-04-18
    listed $129,950 Active
23. 2021-01-19
    soldstatus $49,999

    Show marketing remark (141 chars)

    Two Story home with nice sized living/dining room with bay window. Main floor laundry would make a great starter home or investment property.

24. 2020-12-13
    listed $49,999

    Show marketing remark (141 chars)

    Two Story home with nice sized living/dining room with bay window. Main floor laundry would make a great starter home or investment property.

ⓘ 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: $1,156 · $96/mo
• Projected year-2 tax: $1,473 · $123/mo
• Expected delta: +$317/yr (+$26/mo · 27.4%)

ⓘ 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 5/10 Major
• 🌡 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: $16,552
• − Mortgage interest: −$6,386
• − Property taxes: −$1,156
• − Insurance: −$570
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$3,316
• Taxable income: $2,476
• Est. tax owed @ 24.0%: −$594
• After-tax cash flow: $3,582/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

+128.0% since first listed

8 events — show timeline

• 2026-05-06 Listed $113,999 NWIA
• 2025-09-24 Price Changed $113,999 NWIA
• 2025-08-13 Price Changed $119,999 NWIA
• 2025-05-30 Price Changed $124,999 NWIA
• 2025-05-09 Price Changed $127,000 NWIA
• 2025-04-18 Listed $129,950 NWIA
• 2021-01-19 Sold (MLS) $49,999 NWIA
• 2020-12-13 Listed $49,999 NWIA

Property tax history

+6.9%/yr

Latest (2025): $1,156 · +4.1% YoY. Source: county tax records.