920 Pacquette Ave · Sioux City, IA 51109

$59,990

1 bd · 1.0 ba · 476 sqft · SingleFamily public records · 65 Days on market

Built 1930 5,456 sqft lot $126/sqft · 34% below area Est $91k · 34% under ↓ 11% since listing

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.5/10.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Currently used as a rental. This is a Cozy one bedroom home in Riverside. Cottage/Shotgun Style, Stucco. Furnace is in basement. Basement entry is through the bedroom. Nice LOT. Great Investment opportunity.

Key facts

• 5,456 sq ft lot
• Built 1930
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($871 rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: 22 active listings in the ZIP; 170 units permitted in Woodbury County in 2024 (90 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($414 loan paydown + $6k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,390 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 1930 — 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. 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?
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: 1.45% ✓
• Cap rate: 11.89%
• Cash-on-cash: 19.99%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (median comp): $90,973
• List price: $59,990
• Delta: -34.06%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.2%
• Equity multiple: 4.01×
• Total profit: $50,502
• Equity at exit: $54,044

10-year hold

• IRR: 33.8%
• Equity multiple: 9.02×
• Total profit: $134,725
• Equity at exit: $116,547

Cash invested: $16,797 (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 51109

• Home prices YoY: 15.2%
• Active inventory: 22
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $871 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$69 /mo · $824/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $280

Break-even live

Break-even rent $517

Max offer price $59,990

Occupancy floor 63%

Sensitivity live

Price	-10% $314	-5% $297	+0% $280	+5% $263	+10% $246
Rent	-10% $211	-5% $245	+0% $280	+5% $314	+10% $349
Rate	-1.0pp $310	-0.5pp $295	base $280	+0.5pp $264	+1.0pp $248

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: $14,998
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $59,990 Active 65 DOM
2. 2026-06-19
   days on market $59,990 Active 63 DOM
3. 2026-06-18
   days on market $59,990 Active 62 DOM
4. 2026-06-17
   days on market $59,990 Active 61 DOM
5. 2026-06-16
   days on market $59,990 Active 60 DOM
6. 2026-06-15
   days on market $59,990 Active 59 DOM
7. 2026-06-14
   days on market $59,990 Active 57 DOM
8. 2026-06-12
   days on market $59,990 Active 56 DOM
9. 2026-06-09
   days on market $59,990 Active 53 DOM
10. 2026-06-08
    days on market $59,990 Active 52 DOM
11. 2026-06-07
    days on market $59,990 Active 51 DOM
12. 2026-06-05
    days on market $59,990 Active 48 DOM
13. 2026-06-02
    days on market $59,990 Active 46 DOM
14. 2026-06-01
    days on market $59,990 Active 45 DOM
15. 2026-05-31
    days on market $59,990 Active 44 DOM
16. 2026-05-30
    days on market $59,990 Active 43 DOM
17. 2026-05-12
    price $59,990 207-char remark

    Show marketing remark (207 chars)

    Currently used as a rental. This is a Cozy one bedroom home in Riverside. Cottage/Shotgun Style, Stucco. Furnace is in basement. Basement entry is through the bedroom. Nice LOT. Great Investment opportunity.

18. 2026-04-17
    listed $67,500 Active 207-char remark

    Show marketing remark (207 chars)

    Currently used as a rental. This is a Cozy one bedroom home in Riverside. Cottage/Shotgun Style, Stucco. Furnace is in basement. Basement entry is through the bedroom. Nice LOT. Great Investment opportunity.

ⓘ 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: $824 · $69/mo
• Projected year-2 tax: $883 · $74/mo
• Expected delta: +$59/yr (+$5/mo · 7.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,452
• − Mortgage interest: −$3,360
• − Property taxes: −$824
• − Insurance: −$300
• − Repairs & maintenance: −$836
• − Management: −$836
• − Depreciation: −$1,745
• Taxable income: $2,550
• Est. tax owed @ 24.0%: −$612
• After-tax cash flow: $2,746/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): 3,731

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 23% Two or more races 16%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Iranian 3% Lithuanian 3% Portuguese 1%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 16% Other Indo-European 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: ▲ 52.70%
• Current HPI: 399.1939
• 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

-11.1% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $59,990 NWIA
• 2026-04-17 Listed $67,500 NWIA

Property tax history

+1.3%/yr

Latest (2025): $824 · +4.0% YoY. Source: county tax records.