219 36th St · Sioux City, IA 51104

$152,500

4 bd · 2.5 ba · 2,623 sqft · SingleFamily public records · 15 Days on market

Built 1923 0.46 ac lot $58/sqft · 43% below area Est $293k · 48% under ↓ 25% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• 1% rule +5.5/10.0
• Schools +4.7/10.0
• DSCR +4.5/10.0
• 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

Nice house on a large corner lot. Driveway faces Grandview Blvd. Fenced Backyard, 4 bedrooms, 3 Baths, Livingroom & Family Room on the Main Floor. Formal dining room. Additional family room in the Basement. One car attached garage + plenty of additional parking space. This house is selling AS Is and needs mostly cosmetic work. This house was built prior to 1978 so Lead Base Paint potential exists. House is selling ASIS. Offers to be entered at www. vrmproperties.com using property ID 204039

Key facts

• Large corner lot
• Fenced backyard
• 0.46 acre lot

Tags

• LARGE CORNER LOT
• FENCED BACKYARD
• DRIVEWAY FACES GRANDVIEW BLVD

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $41 ($489/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $150k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.6% 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: 120 active listings in the ZIP; solid renter incomes; 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,212 (1.5% below list)

Questions for the listing agent

1. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.05% ✓
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 7.9

CMA / ARV

• ARV (median comp): $292,993
• List price: $152,500
• Delta: -47.95%
• 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
3502 Pierce St	0.22mi	4/2.5	2,691 (+3%)	5mo	$295,000	$110	81
3609 Lindenwood St	0.45mi	4/3.0	2,502 (-5%)	0mo	$374,950	$150	69
3323 Jones St	0.49mi	3/2.5 (-1)	2,589 (-1%)	6mo	$220,000	$85	65
3801 Pierce St	0.27mi	4/3.0	3,002 (+14%)	5mo	$350,000	$117	57
3020 Grandview Blvd	0.65mi	3/2.0 (-1)	2,492 (-5%)	1mo	$272,000	$109	54
3611 Cheyenne Blvd	0.67mi	5/2.5 (+1)	2,498 (-5%)	5mo	$295,000	$118	52
3246 Douglas St	0.43mi	4/1.5	2,913 (+11%)	7mo	$262,500	$90	52
3058 Stone Park Blvd	0.62mi	4/3.0	2,358 (-10%)	3mo	$266,000	$113	50
3071 Valley Dr	0.73mi	4/3.5	2,840 (+8%)	7mo	$325,000	$114	42
29 Congress Ave	0.69mi	4/3.0	2,314 (-12%)	5mo	$215,000	$93	42
11 Blackstone Ave	0.70mi	3/2.0 (-1)	2,369 (-10%)	4mo	$270,000	$114	41
3640 Cheyenne Blvd	0.71mi	3/3.0 (-1)	2,256 (-14%)	2mo	$345,000	$153	35

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-21,989
• Equity at exit: $22,738

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-15,283
• Equity at exit: $13,185

Cash invested: $42,700 (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 51104

• Home prices YoY: -34.4%
• Active inventory: 120
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,602 medium
• Mortgage (P&I): −$800
• Tax from tax record: −$361 /mo · $4,336/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $41

Break-even live

Break-even rent $1,550

Max offer price $152,500

Occupancy floor 92%

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: $38,125
• Closing costs: $4,575
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-11
   status Pending 501-char remark

   Show marketing remark (501 chars)

   Nice house on a large corner lot. Driveway faces Grandview Blvd. Fenced Backyard, 4 bedrooms, 3 Baths, Livingroom & Family Room on the Main Floor. Formal dining room. Additional family room in the Basement. One car attached garage + plenty of additional parking space. This house is selling AS Is and needs mostly cosmetic work. This house was built prior to 1978 so Lead Base Paint potential exists. House is selling ASIS. Offers to be entered at www. vrmproperties.com using property ID 204039

2. 2026-05-04
   status Active 501-char remark

   Show marketing remark (501 chars)

   Nice house on a large corner lot. Driveway faces Grandview Blvd. Fenced Backyard, 4 bedrooms, 3 Baths, Livingroom & Family Room on the Main Floor. Formal dining room. Additional family room in the Basement. One car attached garage + plenty of additional parking space. This house is selling AS Is and needs mostly cosmetic work. This house was built prior to 1978 so Lead Base Paint potential exists. House is selling ASIS. Offers to be entered at www. vrmproperties.com using property ID 204039

3. 2026-04-23
   status Pending 501-char remark

   Show marketing remark (501 chars)

   Nice house on a large corner lot. Driveway faces Grandview Blvd. Fenced Backyard, 4 bedrooms, 3 Baths, Livingroom & Family Room on the Main Floor. Formal dining room. Additional family room in the Basement. One car attached garage + plenty of additional parking space. This house is selling AS Is and needs mostly cosmetic work. This house was built prior to 1978 so Lead Base Paint potential exists. House is selling ASIS. Offers to be entered at www. vrmproperties.com using property ID 204039

4. 2026-04-14
   listed $152,500 Active 501-char remark

   Show marketing remark (501 chars)

   Nice house on a large corner lot. Driveway faces Grandview Blvd. Fenced Backyard, 4 bedrooms, 3 Baths, Livingroom & Family Room on the Main Floor. Formal dining room. Additional family room in the Basement. One car attached garage + plenty of additional parking space. This house is selling AS Is and needs mostly cosmetic work. This house was built prior to 1978 so Lead Base Paint potential exists. House is selling ASIS. Offers to be entered at www. vrmproperties.com using property ID 204039

5. 2018-06-29
   soldstatus $204,000

ⓘ 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: $4,336 · $361/mo
• Projected year-2 tax: $4,336 · $361/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: $19,220
• − Mortgage interest: −$8,542
• − Property taxes: −$4,336
• − Insurance: −$762
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$4,436
• Taxable loss: −$1,932
• Est. tax savings @ 24.0%: +$464
• After-tax cash flow: $952/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): 23,197
• Household income: $75,362
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 600.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 20% Two or more races 14% Black 5% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Portuguese 4% Iranian 2% Romanian 2%
• Foreign-born: 12% · Canada, Vietnam, United Kingdom
• Languages at home: 80% English-only · Spanish 13% Other Asian/Pacific 2% Vietnamese 2%

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: ▼ -114.54%
• Current HPI: 218.5989
• 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

-25.2% since first listed

5 events — show timeline

• 2026-05-11 Pending — NWIA
• 2026-05-04 Relisted — NWIA
• 2026-04-23 Pending — NWIA
• 2026-04-14 Listed $152,500 NWIA
• 2018-06-29 Sold (Public Records) $204,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $4,336 · +4.3% YoY. Source: county tax records.