307 S Helen St · Sioux City, IA 51105

$212,000

4 bd · 2.0 ba · 1,566 sqft · SingleFamily public records · 142 Days on market

Built 1900 0.37 ac lot $135/sqft · 17% above area Est $181k · 17% over

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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 +25.5/30.0
• DSCR +8.5/10.0
• 1% rule +7.3/10.0
• Appreciation +6.9/10.0
• 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

Listing remarks MLS

Comfortable and inviting home in a convenient Morningside location featuring a highly sought-after 3-car garage—perfect for vehicles, hobbies, storage, or all of the above. A charming foyer welcomes you into a naturally bright living and dining area with original wood floors. The main level offers a cheerful, updated kitchen with granite countertops and ample cabinet space, along with a main floor room that can serve as an office, bedroom or den area and a ¾ bathroom with stackable washer and dryer. A functional mudroom provides extra storage and connects the kitchen to the backyard and basement, making it easy to transition from garage to home. Upstairs, you’ll find three good-sized bedrooms and a full bath. One bedroom includes an additional bonus space ideal for storage or a large walk-in closet. The unfinished basement offers abundant storage and direct access to the 3-car garage, adding everyday convenience and flexibility. Outside, enjoy the large, fully fenced backyard with deck, hot tub, landscaping, fruit trees, and plenty of room for entertaining—or for pets to run and play. Additional highlights include newer carpeting and windows.

Key facts

• Morningside location
• Updated kitchen
• Charming foyer

Tags

• MORNINGSIDE LOCATION
• CHARMING FOYER
• ORIGINAL WOOD FLOORING
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• MUD ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $212k).
• Recommended offer: $187k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: 31 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 170 units permitted in Woodbury County in 2024 (90 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $13k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $186,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 1.23% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.01%
• DSCR: 1.45
• GRM: 6.8

CMA / ARV

• ARV (median comp): $181,323
• List price: $212,000
• Delta: 16.92%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 S Paxton	0.33mi	4/1.0	1,557 (-1%)	2mo	$200,000	$128	78
3031 Leech Ave	0.09mi	3/1.0 (-1)	1,463 (-7%)	8mo	$177,500	$121	69
514 S Cecelia St	0.23mi	3/2.0 (-1)	1,700 (+9%)	3mo	$210,000	$124	67
723 S Rustin St	0.34mi	4/2.0	1,398 (-11%)	3mo	$180,000	$129	64
2804 3rd St	0.35mi	3/2.0 (-1)	1,440 (-8%)	9mo	$215,000	$149	58
521 S Westcott St	0.44mi	3/1.0 (-1)	1,630 (+4%)	11mo	$216,500	$133	55
704 S Glass St	0.46mi	3/1.0 (-1)	1,453 (-7%)	4mo	$215,000	$148	54
1014 S Rustin St	0.51mi	3/1.0 (-1)	1,636 (+4%)	9mo	$170,000	$104	53
3201 Marshall Ave	0.35mi	4/3.0	1,753 (+12%)	9mo	$240,000	$137	52
1219 S Cornelia St	0.74mi	3/1.5 (-1)	1,552 (-1%)	7mo	$191,000	$123	52
817 S Fairmount St	0.46mi	3/1.0 (-1)	1,404 (-10%)	3mo	$144,400	$103	50
1005 S Paxton St	0.52mi	3/1.0 (-1)	1,436 (-8%)	7mo	$130,000	$91	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 2.11×
• Total profit: $66,058
• Equity at exit: $104,782

10-year hold

• IRR: 19.5%
• Equity multiple: 4.04×
• Total profit: $180,495
• Equity at exit: $169,256

Cash invested: $59,360 (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 51105

• Home prices YoY: 1.7%
• Active inventory: 31
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,600 medium
• Mortgage (P&I): −$1,112
• Tax from tax record: −$359 /mo · $4,306/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $495

Break-even live

Break-even rent $1,973

Max offer price $212,000

Occupancy floor 76%

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: $53,000
• Closing costs: $6,360
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2622 Ridge Ave Sioux City, IA	3.0	2.0	2219	$2,600	$1.17	44d	1	0.71mi

Listing history 18 events

1. 2026-06-05
   statusdays on market $212,000 Pending 142 DOM
2. 2026-06-02
   days on market $212,000 Active 141 DOM
3. 2026-06-01
   days on market $212,000 Active 140 DOM
4. 2026-05-31
   days on market $212,000 Active 139 DOM
5. 2026-05-30
   days on market $212,000 Active 138 DOM
6. 2026-04-27
   price $212,000 1185-char remark

   Show marketing remark (1185 chars)

   Comfortable and inviting home in a convenient Morningside location featuring a highly sought-after 3-car garage—perfect for vehicles, hobbies, storage, or all of the above. A charming foyer welcomes you into a naturally bright living and dining area with original wood floors. The main level offers a cheerful, updated kitchen with granite countertops and ample cabinet space, along with a main floor room that can serve as an office, bedroom or den area and a ¾ bathroom with stackable washer and dryer. A functional mudroom provides extra storage and connects the kitchen to the backyard and basement, making it easy to transition from garage to home. Upstairs, you’ll find three good-sized bedrooms and a full bath. One bedroom includes an additional bonus space ideal for storage or a large walk-in closet. The unfinished basement offers abundant storage and direct access to the 3-car garage, adding everyday convenience and flexibility. Outside, enjoy the large, fully fenced backyard with deck, hot tub, landscaping, fruit trees, and plenty of room for entertaining—or for pets to run and play. Additional highlights include newer carpeting and windows.

7. 2026-03-02
   price $214,950 1185-char remark

   Show marketing remark (1185 chars)

   Comfortable and inviting home in a convenient Morningside location featuring a highly sought-after 3-car garage—perfect for vehicles, hobbies, storage, or all of the above. A charming foyer welcomes you into a naturally bright living and dining area with original wood floors. The main level offers a cheerful, updated kitchen with granite countertops and ample cabinet space, along with a main floor room that can serve as an office, bedroom or den area and a ¾ bathroom with stackable washer and dryer. A functional mudroom provides extra storage and connects the kitchen to the backyard and basement, making it easy to transition from garage to home. Upstairs, you’ll find three good-sized bedrooms and a full bath. One bedroom includes an additional bonus space ideal for storage or a large walk-in closet. The unfinished basement offers abundant storage and direct access to the 3-car garage, adding everyday convenience and flexibility. Outside, enjoy the large, fully fenced backyard with deck, hot tub, landscaping, fruit trees, and plenty of room for entertaining—or for pets to run and play. Additional highlights include newer carpeting and windows.

8. 2026-02-09
   price $220,000 1185-char remark

   Show marketing remark (1185 chars)

   Comfortable and inviting home in a convenient Morningside location featuring a highly sought-after 3-car garage—perfect for vehicles, hobbies, storage, or all of the above. A charming foyer welcomes you into a naturally bright living and dining area with original wood floors. The main level offers a cheerful, updated kitchen with granite countertops and ample cabinet space, along with a main floor room that can serve as an office, bedroom or den area and a ¾ bathroom with stackable washer and dryer. A functional mudroom provides extra storage and connects the kitchen to the backyard and basement, making it easy to transition from garage to home. Upstairs, you’ll find three good-sized bedrooms and a full bath. One bedroom includes an additional bonus space ideal for storage or a large walk-in closet. The unfinished basement offers abundant storage and direct access to the 3-car garage, adding everyday convenience and flexibility. Outside, enjoy the large, fully fenced backyard with deck, hot tub, landscaping, fruit trees, and plenty of room for entertaining—or for pets to run and play. Additional highlights include newer carpeting and windows.

9. 2026-02-04
   price $215,000 1185-char remark

   Show marketing remark (1185 chars)

   Comfortable and inviting home in a convenient Morningside location featuring a highly sought-after 3-car garage—perfect for vehicles, hobbies, storage, or all of the above. A charming foyer welcomes you into a naturally bright living and dining area with original wood floors. The main level offers a cheerful, updated kitchen with granite countertops and ample cabinet space, along with a main floor room that can serve as an office, bedroom or den area and a ¾ bathroom with stackable washer and dryer. A functional mudroom provides extra storage and connects the kitchen to the backyard and basement, making it easy to transition from garage to home. Upstairs, you’ll find three good-sized bedrooms and a full bath. One bedroom includes an additional bonus space ideal for storage or a large walk-in closet. The unfinished basement offers abundant storage and direct access to the 3-car garage, adding everyday convenience and flexibility. Outside, enjoy the large, fully fenced backyard with deck, hot tub, landscaping, fruit trees, and plenty of room for entertaining—or for pets to run and play. Additional highlights include newer carpeting and windows.

10. 2026-01-12
    listed $225,000 Active 1185-char remark

    Show marketing remark (1185 chars)

    Comfortable and inviting home in a convenient Morningside location featuring a highly sought-after 3-car garage—perfect for vehicles, hobbies, storage, or all of the above. A charming foyer welcomes you into a naturally bright living and dining area with original wood floors. The main level offers a cheerful, updated kitchen with granite countertops and ample cabinet space, along with a main floor room that can serve as an office, bedroom or den area and a ¾ bathroom with stackable washer and dryer. A functional mudroom provides extra storage and connects the kitchen to the backyard and basement, making it easy to transition from garage to home. Upstairs, you’ll find three good-sized bedrooms and a full bath. One bedroom includes an additional bonus space ideal for storage or a large walk-in closet. The unfinished basement offers abundant storage and direct access to the 3-car garage, adding everyday convenience and flexibility. Outside, enjoy the large, fully fenced backyard with deck, hot tub, landscaping, fruit trees, and plenty of room for entertaining—or for pets to run and play. Additional highlights include newer carpeting and windows.

11. 2026-01-12
    listed $240,000 Active

    Show marketing remark (1185 chars)

    Comfortable and inviting home in a convenient Morningside location featuring a highly sought-after 3-car garage—perfect for vehicles, hobbies, storage, or all of the above. A charming foyer welcomes you into a naturally bright living and dining area with original wood floors. The main level offers a cheerful, updated kitchen with granite countertops and ample cabinet space, along with a main floor room that can serve as an office, bedroom or den area and a ¾ bathroom with stackable washer and dryer. A functional mudroom provides extra storage and connects the kitchen to the backyard and basement, making it easy to transition from garage to home. Upstairs, you’ll find three good-sized bedrooms and a full bath. One bedroom includes an additional bonus space ideal for storage or a large walk-in closet. The unfinished basement offers abundant storage and direct access to the 3-car garage, adding everyday convenience and flexibility. Outside, enjoy the large, fully fenced backyard with deck, hot tub, landscaping, fruit trees, and plenty of room for entertaining—or for pets to run and play. Additional highlights include newer carpeting and windows.

12. 2025-01-31
    listed $240,000 Active
13. 2021-12-17
    soldstatus $192,000
14. 2021-12-15
    soldstatus $191,850
15. 2021-10-19
    listed $194,999
16. 2019-03-05
    soldstatus $155,000
17. 2019-03-01
    soldstatus $155,000
18. 2018-10-11
    listed $159,900

ⓘ 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: $4,306 · $359/mo
• Projected year-2 tax: $4,306 · $359/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 ≥101°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: $31,200
• − Mortgage interest: −$11,875
• − Property taxes: −$4,306
• − Insurance: −$1,060
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − Depreciation: −$6,167
• Taxable income: $2,799
• Est. tax owed @ 24.0%: −$672
• After-tax cash flow: $5,269/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): 10,726

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 0.69)
• Race & ethnicity: Hispanic / Latino 40% White 38% Two or more races 29% Black 10% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 24% Puerto Rican 1%
• Common ancestry: Portuguese 2% Iranian 1% Romanian 1%
• Foreign-born: 25% · Canada, Vietnam
• Languages at home: 55% English-only · Spanish 36% Vietnamese 2% Other Asian/Pacific 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: ▲ 3.78%
• Current HPI: 226.3786
• 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

+32.6% since first listed

13 events — show timeline

• 2026-04-27 Price Changed $212,000 NWIA
• 2026-03-02 Price Changed $214,950 NWIA
• 2026-02-09 Price Changed $220,000 NWIA
• 2026-02-04 Price Changed $215,000 NWIA
• 2026-01-12 Listed $225,000 NWIA
• 2026-01-12 Listed $240,000 NWIA
• 2025-01-31 Listed $240,000 NWIA
• 2021-12-17 Sold (Public Records) $192,000 Public Records
• 2021-12-15 Sold (MLS) $191,850 NWIA
• 2021-10-19 Listed $194,999 NWIA
• 2019-03-05 Sold (Public Records) $155,000 Public Records
• 2019-03-01 Sold (MLS) $155,000 NWIA
• 2018-10-11 Listed $159,900 NWIA

Property tax history

+6.6%/yr

Latest (2025): $4,306 · +4.2% YoY. Source: county tax records.