3231 Virginia St · Sioux City, IA 51104

$130,000

3 bd · 2.0 ba · 1,403 sqft · SingleFamily public records

Built 1950 7,500 sqft lot Est $196k · 34% under

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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).

• Cash flow +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +6.1/10.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Long-time owner of this raised ranch home featuring fireplaces on both the main level and lower level. Offering 3 bedrooms, 2 bathrooms, and a 3-season porch for added living space. Great opportunity to build equity—bring your tool belt, as this home needs renovations and updating.

Key facts

• 7,500 sq ft lot
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 8.0% 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: Bryant Elementary School (math 63% / reading 59%, grade B, #385 of 616 statewide, top 63%, 571 students, 74% FRL); North Middle School (math 46% / reading 50%, grade C-, #224 of 246 statewide, top 91%, 1,224 students, 74% FRL); North High School (math 53% / reading 57%, grade C, #289 of 336 statewide, top 86%, 1,634 students, 64% FRL) — zoned schools average 71% FRL vs 54% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 120 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.01%
• DSCR: 1.27
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $196,420
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3231 Virginia St	0.00mi	3/2.0	1,396 (-0%)	0mo	$115,000	$82	99
712 34th St	0.25mi	3/2.0	1,444 (+3%)	0mo	$184,000	$127	83
3409 Virginia St	0.22mi	3/2.0	1,464 (+4%)	2mo	$230,000	$157	81
3134 Jones St	0.15mi	3/2.5	1,568 (+12%)	0mo	$215,000	$137	71
3601 Nebraska St	0.53mi	3/1.5	1,368 (-2%)	1mo	$240,000	$175	68
3530 Jackson St	0.45mi	3/2.0	1,309 (-7%)	2mo	$200,000	$153	66
3248 Pierce St	0.35mi	2/1.0 (-1)	1,507 (+7%)	2mo	$220,000	$146	60
1415 27 St	0.66mi	4/1.0 (+1)	1,416 (+1%)	0mo	$133,000	$94	59
1305 Hill Ave	0.57mi	3/1.0	1,522 (+8%)	0mo	$170,000	$112	55
313 30th St	0.53mi	2/2.0 (-1)	1,536 (+10%)	2mo	$195,000	$127	53
710 26th St	0.64mi	3/2.0	1,568 (+12%)	2mo	$220,000	$140	48
3625 Grandview Blvd	0.73mi	2/2.0 (-1)	1,278 (-9%)	1mo	$214,950	$168	45

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-9,393
• Equity at exit: $19,383

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $7,007
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$219 /mo · $2,626/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $182

Break-even live

Break-even rent $1,209

Max offer price $130,000

Occupancy floor 82%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 36th St Sioux City, IA	3.0	2.0	1092	$1,500	$1.37	43d	1	0.67mi
3800 Glen Oaks Blvd Sioux City, IA	1.0–2.0	1.0–2.0	768	$1,275	$1.66	43d	4	1.01mi

Listing history 2 events

1. 2026-04-30
   historical
2. 2026-04-24
   listed $130,000

ⓘ 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: $2,626 · $219/mo
• Projected year-2 tax: $2,626 · $219/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 · 14 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: $17,273
• − Mortgage interest: −$7,282
• − Property taxes: −$2,626
• − Insurance: −$650
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$3,782
• Taxable income: $169
• Est. tax owed @ 24.0%: −$41
• After-tax cash flow: $2,148/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

2 events — show timeline

• 2026-04-30 Delisted — NWIA
• 2026-04-24 Listed $130,000 NWIA

Property tax history

+2.7%/yr

Latest (2025): $2,626 · +4.4% YoY. Source: county tax records.