1513 W 18th St · Sioux City, IA 51103

$89,000

2 bd · 1.0 ba · 1,142 sqft · SingleFamily public records · 76 Days on market

Built 1924 3,485 sqft lot $78/sqft · 39% below area Est $147k · 39% under

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Why this score? — see what drove the B+ 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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• 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 MLS

Great chance to start your investment portfolio or your first home purchase at a reasonable price! Non-conforming lot. Roof 2017

Key facts

• 3,485 sq ft lot
• Garage
• Built 1924

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: 79 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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 1924 — 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: 1.34% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.59%
• DSCR: 1.65
• GRM: 6.2

CMA / ARV

• ARV (median comp): $146,695
• List price: $89,000
• Delta: -39.33%
• 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
2615 Ross St	0.54mi	2/1.0	1,142 (0%)	8mo	$198,000	$173	68
1907 W 6th St St	0.52mi	3/1.0 (+1)	1,116 (-2%)	6mo	$63,767	$57	62
2108 Ross St	0.23mi	3/1.0 (+1)	1,002 (-12%)	5mo	$199,500	$199	60
314 George St	0.67mi	3/1.0 (+1)	1,160 (+2%)	3mo	$155,000	$134	59
1923 W 6th St	0.54mi	3/1.0 (+1)	1,074 (-6%)	2mo	$174,950	$163	58
2213 Geneva St	0.56mi	2/1.0	1,070 (-6%)	9mo	$128,000	$120	56
613 Myrtle St	0.48mi	2/2.0	1,210 (+6%)	10mo	$150,000	$124	55
1222 W 5th St	0.58mi	3/1.0 (+1)	1,061 (-7%)	4mo	$182,000	$172	53
2125 Villa Ave	0.59mi	3/1.0 (+1)	1,196 (+5%)	10mo	$120,000	$100	52
2004 Geneva St	0.54mi	3/1.0 (+1)	1,034 (-10%)	5mo	$60,500	$59	50
2215 W 6th St	0.68mi	3/1.5 (+1)	1,064 (-7%)	2mo	$158,300	$149	48
2317 Center St	0.49mi	3/1.0 (+1)	1,262 (+10%)	8mo	$220,000	$174	48

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: 5.1%
• Equity multiple: 1.20×
• Total profit: $4,910
• Equity at exit: $13,270

10-year hold

• IRR: 14.5%
• Equity multiple: 2.17×
• Total profit: $29,257
• Equity at exit: $7,695

Cash invested: $24,920 (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 51103

• Home prices YoY: -23.0%
• Active inventory: 79
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$134 /mo · $1,608/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $303

Break-even live

Break-even rent $807

Max offer price $89,000

Occupancy floor 70%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2309 W 19th St Sioux City, IA	2.0	1.0	1200	$1,000	$0.83	43d	1	0.55mi
610 13th St Sioux City, IA	2.0–3.0	1.0–1.5	1329	$1,097	$0.83	43d	3	1.36mi
705 Douglas St Sioux City, IA	2.0	2.0	1252	$1,775	$1.42	43d	5	1.37mi

Listing history 12 events

1. 2026-05-18
   status Pending 129-char remark

   Show marketing remark (129 chars)

   Great chance to start your investment portfolio or your first home purchase at a reasonable price! Non-conforming lot. Roof 2017

2. 2026-05-07
   price $89,000 129-char remark

   Show marketing remark (129 chars)

   Great chance to start your investment portfolio or your first home purchase at a reasonable price! Non-conforming lot. Roof 2017

3. 2026-04-16
   price $91,500 129-char remark

   Show marketing remark (129 chars)

   Great chance to start your investment portfolio or your first home purchase at a reasonable price! Non-conforming lot. Roof 2017

4. 2026-03-03
   listed $96,500 Active 129-char remark

   Show marketing remark (129 chars)

   Great chance to start your investment portfolio or your first home purchase at a reasonable price! Non-conforming lot. Roof 2017

5. 2025-11-05
   price $96,500
6. 2025-09-08
   price $101,500
7. 2025-08-15
   listed $104,000 Active
8. 2022-05-13
   soldstatus $165,000
9. 2020-10-22
   soldstatus $77,000
10. 2018-03-29
    soldstatus $52,500
11. 2018-03-28
    soldstatus $52,500
12. 2018-01-11
    listed $65,000

ⓘ 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: $1,608 · $134/mo
• Projected year-2 tax: $1,608 · $134/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 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: $14,291
• − Mortgage interest: −$4,985
• − Property taxes: −$1,608
• − Insurance: −$445
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$2,589
• Taxable income: $2,377
• Est. tax owed @ 24.0%: −$571
• After-tax cash flow: $3,066/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): 17,145

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 31% Two or more races 18% Asian 4% Black 4% Native American 4%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Iranian 3% Portuguese 3% Slovak 2%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 70% English-only · Spanish 23% Vietnamese 3% German/W. Germanic 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: ▼ -78.41%
• Current HPI: 262.3809
• 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

+36.9% since first listed

12 events — show timeline

• 2026-05-18 Pending — NWIA
• 2026-05-07 Price Changed $89,000 NWIA
• 2026-04-16 Price Changed $91,500 NWIA
• 2026-03-03 Listed $96,500 NWIA
• 2025-11-05 Price Changed $96,500 NWIA
• 2025-09-08 Price Changed $101,500 NWIA
• 2025-08-15 Listed $104,000 NWIA
• 2022-05-13 Sold (Public Records) $165,000 Public Records
• 2020-10-22 Sold (Public Records) $77,000 Public Records
• 2018-03-29 Sold (Public Records) $52,500 Public Records
• 2018-03-28 Sold (MLS) $52,500 NWIA
• 2018-01-11 Listed $65,000 NWIA

Property tax history

+3.9%/yr

Latest (2025): $1,608 · +4.0% YoY. Source: county tax records.