416 Evans St · Sioux Rapids, IA 50585

$27,500

2 bd · 1.0 ba · 1,297 sqft · SingleFamily public records · 225 Days on market

Built 1910 4,356 sqft lot $21/sqft · 75% below area ↓ 15% since listing

---

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
• Appreciation +6.5/10.0
• Schools +5.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is a fixer upper property. Investors dream!

Key facts

• 4,356 sq ft lot
• Built 1910
• Listed 225 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $24k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#419 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: health & safety D, amenities F, commute F.
• Sioux Central Community School District (rural): math 68% / reading 73% proficiency, ranked #143 of 289 in IA (top 50%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 5 active listings in the ZIP; 164 units permitted in Buena Vista County in 2024 (71 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($190 loan paydown + $828 appreciation (3.0% local appreciation)).
• Buena Vista County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 225 days — a 12% lower offer ($24k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $24,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 225 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 3.83% ✓
• Cap rate: 34.64%
• Cash-on-cash: 101.23%
• DSCR: 5.50
• GRM: 2.2

CMA / ARV

• ARV (median comp): $139,544
• List price: $27,500
• Delta: -80.29%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Thomas St	0.10mi	3/2.0 (+1)	1,296 (-0%)	11mo	$159,000	$123	77
301 1st St	0.21mi	2/1.0	1,311 (+1%)	16mo	$160,000	$122	75
402 Main St	0.14mi	2/1.5	1,106 (-15%)	9mo	$125,000	$113	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.81×
• Total profit: $44,713
• Equity at exit: $12,384

10-year hold

• IRR: —
• Equity multiple: 14.14×
• Total profit: $101,192
• Equity at exit: $19,101

Cash invested: $7,700 (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 50585

• Home prices YoY: 1.8%
• Active inventory: 5
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,054 medium
• Mortgage (P&I): −$144
• Tax from tax record: −$27 /mo · $326/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $650

Break-even live

Break-even rent $231

Max offer price $27,500

Occupancy floor 33%

Sensitivity live

Price	-10% $665	-5% $657	+0% $650	+5% $642	+10% $634
Rent	-10% $566	-5% $608	+0% $650	+5% $691	+10% $733
Rate	-1.0pp $663	-0.5pp $657	base $650	+0.5pp $642	+1.0pp $635

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: $6,875
• Closing costs: $825
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $27,500 Active 225 DOM
2. 2026-06-18
   days on market $27,500 Active 223 DOM
3. 2026-06-17
   days on market $27,500 Active 222 DOM
4. 2026-06-16
   days on market $27,500 Active 221 DOM
5. 2026-06-15
   days on market $27,500 Active 220 DOM
6. 2026-06-13
   days on market $27,500 Active 218 DOM
7. 2026-06-12
   days on market $27,500 Active 217 DOM
8. 2026-06-09
   days on market $27,500 Active 214 DOM
9. 2026-06-08
   days on market $27,500 Active 213 DOM
10. 2026-06-07
    days on market $27,500 Active 212 DOM
11. 2026-06-07
    days on market $27,500 Active 211 DOM
12. 2026-06-04
    days on market $27,500 Active 208 DOM
13. 2026-06-02
    days on market $27,500 Active 207 DOM
14. 2026-06-01
    days on market $27,500 Active 206 DOM
15. 2026-05-31
    days on market $27,500 Active 205 DOM
16. 2026-05-31
    days on market $27,500 Active 204 DOM
17. 2026-03-27
    price $27,500 48-char remark

    Show marketing remark (48 chars)

    This is a fixer upper property. Investors dream!

18. 2025-11-06
    listed $32,500 Active 48-char remark

    Show marketing remark (48 chars)

    This is a fixer upper property. Investors dream!

ⓘ 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: $326 · $27/mo
• Projected year-2 tax: $379 · $32/mo
• Expected delta: +$53/yr (+$4/mo · 16.2%)

ⓘ 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 2/10 Low 7 d/yr ≥99°F today · 16 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: $12,644
• − Mortgage interest: −$1,540
• − Property taxes: −$326
• − Insurance: −$138
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$800
• Taxable income: $7,817
• Est. tax owed @ 24.0%: −$1,876
• After-tax cash flow: $5,919/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 Central Community School District
• NCES district ID: 1900023
• Math proficiency: 68% ▼ -4.00%
• Reading proficiency: 73% ▼ -3.00%
• Median HH income: $47,122
• Composite: 59.49/100
• National rank: #922
• State rank: #143 of 289 in IA

Livability — Sioux Rapids

• Score: 69/100
• State rank: #419
• US rank: #9052

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment C Housing A+ Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sioux Rapids, IA
• Population (ZIP): 1,165

Population outlook (Buena Vista County) Hauer SSP2

• Today (2025): 20,775 people
• By 2030: 21,101 · +1.6%
• By 2040: 21,955 · +5.7%
• By 2050: 23,202 · +11.7%
• By 2075: 27,159 · +30.7%
• By 2100: 29,578 · +42.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 12% Two or more races 7%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 7% Iranian 6% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 10%

Political lean MEDSL · Buena Vista

• 2024 margin: Solid R (+33.3) · D 32.8% · R 66.0% · Other 1.2%
• 2008→2024 swing: -31.5pp toward R · 2008: -1.8pp · 2024: -33.3pp
• All cycles: 2024: R+33.3 2020: R+25.6 2016: R+25.0 2012: R+10.4 2008: R+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.01%
• Current HPI: 174.4794
• 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

-15.4% since first listed

2 events — show timeline

• 2026-03-27 Price Changed $27,500 NWIA
• 2025-11-06 Listed $32,500 NWIA

Property tax history

+2.5%/yr

Latest (2025): $326 · +2.5% YoY. Source: county tax records.