2110 Douglas St · Sioux City, IA 51104

$175,000

4 bd · 2.0 ba · 1,918 sqft · MultiFamily public records · 255 Days on market

Built 1900 7,841 sqft lot $91/sqft · 22% above area Est $143k · 22% over

---

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).

• Cash flow +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +6.6/10.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Nicely updated duplex that is fully rented with nice cash flow. Interiors have been completely remodeled plus all maintenance has been completed for a new owner to step in and take over. There are also two one car garages that could be used for additional income. Tenants pay all utilities. Agent has an ownership interest in property.

Key facts

• 7,841 sq ft lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive. Per door: $225/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: 121 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 170 units permitted in Woodbury County in 2024 (90 in 5+ unit buildings).
• This rent runs 32% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $134k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.04%
• DSCR: 1.49
• GRM: 7.2

CMA / ARV

• ARV (median comp): $142,949
• List price: $175,000
• Delta: 22.42%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2119 Mcdonald St	0.24mi	4/2.0	2,114 (+10%)	9mo	$119,950	$57	64
1010-12 25th St	0.47mi	5/2.0 (+1)	2,096 (+9%)	5mo	$125,000	$60	53
2508-2510 Hamilton Blvd	0.60mi	5/2.0 (+1)	1,828 (-5%)	15mo	$240,000	$131	46
1508 Main St	0.51mi	4/2.0	1,668 (-13%)	13mo	$99,900	$60	44

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $341
• Equity at exit: $26,093

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $37,243
• Equity at exit: $15,131

Cash invested: $49,000 (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: 121
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $2,032 high
• Mortgage (P&I): −$918
• Tax from tax record: −$164 /mo · $1,968/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $451

Break-even live

Break-even rent $1,462

Max offer price $175,000

Occupancy floor 73%

Sensitivity live

Price	-10% $550	-5% $500	+0% $451	+5% $401	+10% $352
Rent	-10% $290	-5% $370	+0% $451	+5% $531	+10% $611
Rate	-1.0pp $539	-0.5pp $495	base $451	+0.5pp $405	+1.0pp $359

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,032
Total (2 units)			$2,032

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 13th St Sioux City, IA	2.0–3.0	1.0–1.5	1329	$1,247	$0.94	45d	3	0.66mi

Listing history 27 events

1. 2026-06-21
   days on market $175,000 Active 255 DOM
2. 2026-06-19
   days on market $175,000 Active 253 DOM
3. 2026-06-18
   days on market $175,000 Active 252 DOM
4. 2026-06-17
   days on market $175,000 Active 251 DOM
5. 2026-06-16
   days on market $175,000 Active 250 DOM
6. 2026-06-15
   days on market $175,000 Active 249 DOM
7. 2026-06-14
   days on market $175,000 Active 247 DOM
8. 2026-06-12
   days on market $175,000 Active 246 DOM
9. 2026-06-09
   days on market $175,000 Active 243 DOM
10. 2026-06-08
    days on market $175,000 Active 242 DOM
11. 2026-06-07
    days on market $175,000 Active 241 DOM
12. 2026-06-05
    days on market $175,000 Active 238 DOM
13. 2026-06-02
    days on market $175,000 Active 236 DOM
14. 2026-06-01
    days on market $175,000 Active 235 DOM
15. 2026-05-31
    days on market $175,000 Active 234 DOM
16. 2026-05-30
    days on market $175,000 Active 233 DOM
17. 2026-01-12
    price $175,000 335-char remark

    Show marketing remark (335 chars)

    Nicely updated duplex that is fully rented with nice cash flow. Interiors have been completely remodeled plus all maintenance has been completed for a new owner to step in and take over. There are also two one car garages that could be used for additional income. Tenants pay all utilities. Agent has an ownership interest in property.

18. 2025-12-01
    price $185,000 335-char remark

    Show marketing remark (335 chars)

    Nicely updated duplex that is fully rented with nice cash flow. Interiors have been completely remodeled plus all maintenance has been completed for a new owner to step in and take over. There are also two one car garages that could be used for additional income. Tenants pay all utilities. Agent has an ownership interest in property.

19. 2025-10-08
    listed $190,000 Active 335-char remark

    Show marketing remark (335 chars)

    Nicely updated duplex that is fully rented with nice cash flow. Interiors have been completely remodeled plus all maintenance has been completed for a new owner to step in and take over. There are also two one car garages that could be used for additional income. Tenants pay all utilities. Agent has an ownership interest in property.

20. 2024-10-16
    soldstatus $133,827
21. 2024-10-14
    soldstatus $120,000 Closed 272-char remark

    Show marketing remark (272 chars)

    Opportunity abounds in this duplex! Come bring your finishing touches and build your portfolio! Upper unit has 3 beds and lower unit has 2 beds. All utilities split and paid for by tenant. Both units have central air. Two car garage also included! Home is being sold AS-IS

22. 2024-09-03
    status Pending 272-char remark

    Show marketing remark (272 chars)

    Opportunity abounds in this duplex! Come bring your finishing touches and build your portfolio! Upper unit has 3 beds and lower unit has 2 beds. All utilities split and paid for by tenant. Both units have central air. Two car garage also included! Home is being sold AS-IS

23. 2024-07-31
    price $130,000 272-char remark

    Show marketing remark (272 chars)

    Opportunity abounds in this duplex! Come bring your finishing touches and build your portfolio! Upper unit has 3 beds and lower unit has 2 beds. All utilities split and paid for by tenant. Both units have central air. Two car garage also included! Home is being sold AS-IS

24. 2024-07-15
    price $140,000 272-char remark

    Show marketing remark (272 chars)

    Opportunity abounds in this duplex! Come bring your finishing touches and build your portfolio! Upper unit has 3 beds and lower unit has 2 beds. All utilities split and paid for by tenant. Both units have central air. Two car garage also included! Home is being sold AS-IS

25. 2024-06-28
    listed $145,000 Active 272-char remark

    Show marketing remark (272 chars)

    Opportunity abounds in this duplex! Come bring your finishing touches and build your portfolio! Upper unit has 3 beds and lower unit has 2 beds. All utilities split and paid for by tenant. Both units have central air. Two car garage also included! Home is being sold AS-IS

26. 2018-01-11
    soldstatus $92,500
27. 2017-12-04
    listed $104,500

ⓘ 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: $1,968 · $164/mo
• Projected year-2 tax: $2,358 · $196/mo
• Expected delta: +$390/yr (+$32/mo · 19.8%)

ⓘ 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 3/10 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: $24,384
• − Mortgage interest: −$9,803
• − Property taxes: −$1,968
• − Insurance: −$875
• − Repairs & maintenance: −$1,951
• − Management: −$1,951
• − Depreciation: −$5,091
• Taxable income: $2,746
• Est. tax owed @ 24.0%: −$659
• After-tax cash flow: $4,749/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

+67.5% since first listed

11 events — show timeline

• 2026-01-12 Price Changed $175,000 NWIA
• 2025-12-01 Price Changed $185,000 NWIA
• 2025-10-08 Listed $190,000 NWIA
• 2024-10-16 Sold (Public Records) $133,827 Public Records
• 2024-10-14 Sold (MLS) $120,000 NWIA
• 2024-09-03 Pending — NWIA
• 2024-07-31 Price Changed $130,000 NWIA
• 2024-07-15 Price Changed $140,000 NWIA
• 2024-06-28 Listed $145,000 NWIA
• 2018-01-11 Sold (MLS) $92,500 NWIA
• 2017-12-04 Listed $104,500 NWIA

Property tax history

+1.6%/yr

Latest (2025): $1,968 · +4.0% YoY. Source: county tax records.