929 S Alice St · Sioux City, IA 51106

$139,900

1 bd · 1.0 ba · 988 sqft · SingleFamily public records · 13 Days on market

Built 1920 7,144 sqft lot Est $144k · at est.

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Why this score? — see what drove the D 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 +12.7/30.0
• ARV discount +8.9/15.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently remodeled 1 story home located a couple blocks away from Morningside College. This house sits on a good sized corner lot and has a fenced in backyard with a walk out basement. There is also a 1 stall garage in the back of the lot. When you walk inside you will notice the fresh paint and new carpet throughout the living and dining room. The kitchen also has new LVP flooring and another side door. The basement has also been recently finished and features a massive bedroom/family room with new carpet, a full and updated bathroom with LVP flooring connected to the laundry room, and a separate entryway that will lead you to the backyard. This property is being sold AS-IS. When this property was previously rented, the landlord was getting $700.

Key facts

• Modern updates
• Large corner lot
• Updated bathrooms

Tags

• MODERN UPDATES
• UPDATED BATHROOMS
• COZY EAT-IN KITCHEN
• WALK-OUT BASEMENT
• EN-SUITE BATHROOM
• LARGE CORNER LOT

Property features AI

Exterior

• Parking: Concrete parking; No designated garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Aluminum siding; Below-grade finished area
• Exterior features: Few trees on the lot; Shingle roof

Interior

• Kitchen: Eat-in kitchen; Water softener
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Natural gas heating
• Interior features: Eat-in kitchen; Finished basement; Water softener

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-15 ($-183/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (21.0% below list).
• Recommended offer: $111k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• Zoned schools: Spalding Park Elementary (math 59% / reading 55%, grade C+, #436 of 616 statewide, top 74%, 652 students, 69% FRL); East Middle School (math 60% / reading 67%, grade B+, #169 of 246 statewide, top 69%, 1,067 students, 65% FRL); East High School (math 53% / reading 63%, grade C, #275 of 336 statewide, top 83%, 1,495 students, 54% FRL).
• Market conditions: 204 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 170 units permitted in Woodbury County in 2024 (90 in 5+ unit buildings).
• This rent is only 17% 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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $75k; list at $140k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,575 (21.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1920 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $144,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2800 Dodge Ave	0.25mi	2/1.0 (+1)	1,023 (+4%)	4mo	$140,700	$138	74
1119 S Cecelia St	0.17mi	2/1.0 (+1)	894 (-10%)	1mo	$167,500	$187	70
809 S Cecelia St	0.14mi	2/2.0 (+1)	878 (-11%)	1mo	$145,000	$165	65
3514 Macomb Ave	0.38mi	2/1.0 (+1)	924 (-6%)	2mo	$70,000	$76	65
2501 Leech Ave	0.59mi	2/1.0 (+1)	1,008 (+2%)	2mo	$130,000	$129	63
3212 Indiana Ave	0.13mi	2/1.0 (+1)	846 (-14%)	7mo	$135,000	$160	59
3419 Garretson Ave	0.70mi	2/1.0 (+1)	990 (+0%)	6mo	$143,000	$144	57
2716 Leech Ave	0.44mi	2/2.0 (+1)	912 (-8%)	2mo	$124,000	$136	56
2822 2nd St	0.71mi	2/1.0 (+1)	1,030 (+4%)	2mo	$149,950	$146	53
114 Cecelia St	0.68mi	2/1.0 (+1)	958 (-3%)	14mo	$140,000	$146	46
2623 Peters Ave	0.50mi	1/1.0	866 (-12%)	13mo	$98,000	$113	45
101 Logan St	0.64mi	2/1.0 (+1)	876 (-11%)	7mo	$133,500	$152	40

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-23,671
• Equity at exit: $20,860

10-year hold

• IRR: -9.1%
• Equity multiple: 0.44×
• Total profit: $-21,989
• Equity at exit: $12,096

Cash invested: $39,172 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,106 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$97 /mo · $1,162/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-15

Break-even live

Break-even rent $1,125

Max offer price $137,209

Occupancy floor 96%

Sensitivity live

Price	-10% $64	-5% $24	+0% $-15	+5% $-55	+10% $-94
Rent	-10% $-103	-5% $-59	+0% $-15	+5% $28	+10% $72
Rate	-1.0pp $55	-0.5pp $20	base $-15	+0.5pp $-51	+1.0pp $-88

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 S Linn St Sioux City, IA	2.0	2.0	926	$1,400	$1.51	45d	1	0.37mi
1301 S Westcott St Apt 04 Sioux City, IA	2.0	1.0	793	$850	$1.07	45d	1	0.49mi
1819 S Lakeport St Apt 4 Sioux City, IA	2.0	1.0	850	$950	$1.12	45d	1	1.33mi
1331 S Maple St Sioux City, IA	1.0–2.0	1.0–2.0	745	$825	$1.11	45d	1	1.46mi

Listing history 12 events

1. 2026-06-09
   status $139,900 Pending 13 DOM
2. 2026-06-08
   days on market $139,900 Active 13 DOM
3. 2026-06-07
   days on market $139,900 Active 12 DOM
4. 2026-06-05
   days on market $139,900 Active 9 DOM
5. 2026-06-02
   pricedays on market $139,900 Active 7 DOM
6. 2026-06-01
   days on market $142,000 Active 6 DOM
7. 2026-05-31
   days on market $142,000 Active 5 DOM
8. 2026-05-30
   days on market $142,000 Active 4 DOM
9. 2026-05-26
   listed $142,000 Active
10. 2022-09-12
    soldstatus $75,000
11. 2022-09-09
    soldstatus $75,000 Closed 757-char remark

    Show marketing remark (757 chars)

    Recently remodeled 1 story home located a couple blocks away from Morningside College. This house sits on a good sized corner lot and has a fenced in backyard with a walk out basement. There is also a 1 stall garage in the back of the lot. When you walk inside you will notice the fresh paint and new carpet throughout the living and dining room. The kitchen also has new LVP flooring and another side door. The basement has also been recently finished and features a massive bedroom/family room with new carpet, a full and updated bathroom with LVP flooring connected to the laundry room, and a separate entryway that will lead you to the backyard. This property is being sold AS-IS. When this property was previously rented, the landlord was getting $700.

12. 2022-07-05
    listed $82,500 Active 757-char remark

    Show marketing remark (757 chars)

    Recently remodeled 1 story home located a couple blocks away from Morningside College. This house sits on a good sized corner lot and has a fenced in backyard with a walk out basement. There is also a 1 stall garage in the back of the lot. When you walk inside you will notice the fresh paint and new carpet throughout the living and dining room. The kitchen also has new LVP flooring and another side door. The basement has also been recently finished and features a massive bedroom/family room with new carpet, a full and updated bathroom with LVP flooring connected to the laundry room, and a separate entryway that will lead you to the backyard. This property is being sold AS-IS. When this property was previously rented, the landlord was getting $700.

ⓘ 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: $1,162 · $97/mo
• Projected year-2 tax: $1,679 · $140/mo
• Expected delta: +$517/yr (+$43/mo · 44.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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: $13,269
• − Mortgage interest: −$7,837
• − Property taxes: −$1,162
• − Insurance: −$700
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$4,070
• Taxable loss: −$2,622
• Est. tax savings @ 24.0%: +$629
• After-tax cash flow: $446/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

+72.1% since first listed

4 events — show timeline

• 2026-05-26 Listed $142,000 NWIA
• 2022-09-12 Sold (Public Records) $75,000 Public Records
• 2022-09-09 Sold (MLS) $75,000 NWIA
• 2022-07-05 Listed $82,500 NWIA

Property tax history

+0.3%/yr

Latest (2025): $1,162 · -24.0% YoY. Source: county tax records.