1419 W 4th St · Sioux City, IA 51103

$74,900

5 bd · 2.0 ba · 1,910 sqft · SingleFamily public records · 82 Days on market

Built 1900 5,992 sqft lot $39/sqft · 53% below area ↓ 24% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 listing is a wholesale listing! This home at 1419 W 4th St offers a generous layout with 5 bedrooms and 2 bathrooms across 1,910 sq. ft. of living space. The main floor features durable ceramic tile, while the remaining rooms are finished with easy-to-maintain laminate flooring. The functional kitchen includes laminate countertops and is fully equipped with a refrigerator, stove, and microwave. Additional conveniences include an in-home washer and dryer, and an unfinished basement for extra storage. Outside, you'll find wood siding and no HOA restrictions.

Key facts

• 5,992 sq ft lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.2% 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.
• Market conditions: 79 active listings in the ZIP; 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 $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.05% ✓
• Cap rate: 16.21%
• Cash-on-cash: 35.42%
• DSCR: 2.58
• GRM: 4.1

CMA / ARV

• ARV (median comp): $161,054
• List price: $74,900
• Delta: -53.49%
• 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
1712 W 1st St	0.32mi	5/2.0	1,799 (-6%)	1mo	$200,000	$111	74
210 Ross St	0.16mi	5/2.5	2,128 (+11%)	0mo	$180,000	$85	71
1400 W 6th St	0.16mi	4/1.5 (-1)	1,800 (-6%)	12mo	$235,000	$131	66
1422 W 5th St	0.08mi	4/1.5 (-1)	1,624 (-15%)	9mo	$155,000	$95	56
1201 W 4th St	0.19mi	4/2.0 (-1)	2,127 (+11%)	20mo	$110,000	$52	51
1408 Ruby St	0.48mi	4/1.0 (-1)	1,768 (-7%)	7mo	$167,000	$94	50
1609 W 15th St	0.42mi	5/2.0	1,648 (-14%)	10mo	$148,000	$90	49
1901 Allan St	0.74mi	4/2.5 (-1)	1,858 (-3%)	6mo	$240,000	$129	48
1421 W 15th St	0.39mi	4/2.0 (-1)	1,632 (-15%)	6mo	$156,500	$96	47
1913 George St	0.73mi	5/2.0	1,703 (-11%)	4mo	$160,000	$94	45
1821 W 15th St	0.50mi	4/1.5 (-1)	1,772 (-7%)	24mo	$196,000	$111	38
2105 W 5th St	0.50mi	4/1.8 (-1)	1,680 (-12%)	18mo	$150,000	$89	36

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: 31.1%
• Equity multiple: 2.30×
• Total profit: $27,355
• Equity at exit: $11,168

10-year hold

• IRR: 38.3%
• Equity multiple: 4.57×
• Total profit: $74,866
• Equity at exit: $6,476

Cash invested: $20,972 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,535 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$169 /mo · $2,033/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $619

Break-even live

Break-even rent $751

Max offer price $74,900

Occupancy floor 55%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-16
   days on market $74,900 Active 82 DOM
2. 2026-06-15
   days on market $74,900 Active 81 DOM
3. 2026-06-14
   days on market $74,900 Active 79 DOM
4. 2026-06-12
   days on market $74,900 Active 78 DOM
5. 2026-06-09
   days on market $74,900 Active 75 DOM
6. 2026-06-08
   days on market $74,900 Active 74 DOM
7. 2026-06-07
   days on market $74,900 Active 73 DOM
8. 2026-06-05
   days on market $74,900 Active 70 DOM
9. 2026-06-02
   days on market $74,900 Active 68 DOM
10. 2026-06-01
    days on market $74,900 Active 67 DOM
11. 2026-05-31
    days on market $74,900 Active 66 DOM
12. 2026-05-30
    days on market $74,900 Active 65 DOM
13. 2026-05-04
    price $84,000 567-char remark

    Show marketing remark (567 chars)

    This listing is a wholesale listing! This home at 1419 W 4th St offers a generous layout with 5 bedrooms and 2 bathrooms across 1,910 sq. ft. of living space. The main floor features durable ceramic tile, while the remaining rooms are finished with easy-to-maintain laminate flooring. The functional kitchen includes laminate countertops and is fully equipped with a refrigerator, stove, and microwave. Additional conveniences include an in-home washer and dryer, and an unfinished basement for extra storage. Outside, you'll find wood siding and no HOA restrictions.

14. 2026-04-25
    price $89,900 567-char remark

    Show marketing remark (567 chars)

    This listing is a wholesale listing! This home at 1419 W 4th St offers a generous layout with 5 bedrooms and 2 bathrooms across 1,910 sq. ft. of living space. The main floor features durable ceramic tile, while the remaining rooms are finished with easy-to-maintain laminate flooring. The functional kitchen includes laminate countertops and is fully equipped with a refrigerator, stove, and microwave. Additional conveniences include an in-home washer and dryer, and an unfinished basement for extra storage. Outside, you'll find wood siding and no HOA restrictions.

15. 2026-04-15
    price $99,900 567-char remark

    Show marketing remark (567 chars)

    This listing is a wholesale listing! This home at 1419 W 4th St offers a generous layout with 5 bedrooms and 2 bathrooms across 1,910 sq. ft. of living space. The main floor features durable ceramic tile, while the remaining rooms are finished with easy-to-maintain laminate flooring. The functional kitchen includes laminate countertops and is fully equipped with a refrigerator, stove, and microwave. Additional conveniences include an in-home washer and dryer, and an unfinished basement for extra storage. Outside, you'll find wood siding and no HOA restrictions.

16. 2026-03-26
    listed $109,900 Active 567-char remark

    Show marketing remark (567 chars)

    This listing is a wholesale listing! This home at 1419 W 4th St offers a generous layout with 5 bedrooms and 2 bathrooms across 1,910 sq. ft. of living space. The main floor features durable ceramic tile, while the remaining rooms are finished with easy-to-maintain laminate flooring. The functional kitchen includes laminate countertops and is fully equipped with a refrigerator, stove, and microwave. Additional conveniences include an in-home washer and dryer, and an unfinished basement for extra storage. Outside, you'll find wood siding and no HOA restrictions.

ⓘ 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: $2,033 · $169/mo
• Projected year-2 tax: $2,033 · $169/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 4/10 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: $18,416
• − Mortgage interest: −$4,196
• − Property taxes: −$2,033
• − Insurance: −$374
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − Depreciation: −$2,179
• Taxable income: $6,687
• Est. tax owed @ 24.0%: −$1,605
• After-tax cash flow: $5,823/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

-23.6% since first listed

4 events — show timeline

• 2026-05-04 Price Changed $84,000 NWIA
• 2026-04-25 Price Changed $89,900 NWIA
• 2026-04-15 Price Changed $99,900 NWIA
• 2026-03-26 Listed $109,900 NWIA

Property tax history

+7.1%/yr

Latest (2025): $2,033 · +16.3% YoY. Source: county tax records.