416 1st St · Sioux Rapids, IA 50585

$10,500

4 bd · 2.0 ba · 1,688 sqft · SingleFamily public records · 47 Days on market

Built 1910 0.30 ac lot

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Why this score? — see what drove the D 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 +9.7/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Schools +5.9/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Traditional 2-story featuring approximately 1,688 square feet, with large eat-in kitchen, 4 bedrooms, 2 baths, basement, and attached 2 car garage. No access to interior due to discoloration reported and poor property condition. Auction property AS IS, CASH only.

Key facts

• 0.3 acre lot
• Garage
• Built 1910

🔨 Auction listing. The $10,500 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $154,664 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).
• Recommended offer: $10k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#419 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: health & safety D, amenities F, commute F.
• Sioux Central Community School District (rural): math 68% / reading 73% proficiency, ranked #143 of 289 in IA (top 50%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 5 active listings in the ZIP; 164 units permitted in Buena Vista County in 2024 (71 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Buena Vista County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($10k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $96k (90%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 22.1% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $10,185 (3.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.79% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.82%
• DSCR: 0.87
• GRM: 10.5

CMA / ARV

• ARV (median comp): $154,664
• List price: $10,500
• Delta: -93.21%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
802 Riverview St	0.22mi	3/2.0 (-1)	1,660 (-2%)	10mo	$160,000	$96	73
201 6th St	0.37mi	3/2.0 (-1)	1,752 (+4%)	4mo	$148,000	$84	68
612 Main St	0.41mi	4/2.5	1,816 (+8%)	11mo	$137,500	$76	58
514 1st St	0.06mi	5/1.5 (+1)	1,438 (-15%)	10mo	$177,500	$123	57
903 Rebecca St	0.29mi	3/2.5 (-1)	1,800 (+7%)	19mo	$192,610	$107	53
906 Riverview Dr	0.30mi	4/2.0	1,940 (+15%)	11mo	$217,000	$112	52
519 8th St	0.46mi	3/2.0 (-1)	1,832 (+8%)	20mo	$215,000	$117	43
906 Riverview Dr	0.30mi	4/2.0	1,940 (+15%)	24mo	$206,000	$106	41

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

Projected returns pro-forma

3.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.28×
• Total profit: $12,279
• Equity at exit: $69,651

10-year hold

• IRR: 8.0%
• Equity multiple: 2.22×
• Total profit: $52,706
• Equity at exit: $107,425

Cash invested: $43,306 (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 50585

• Home prices YoY: 1.8%
• Active inventory: 5
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $1,224 medium
• Mortgage (P&I): −$811
• Tax est. 1.5%: −$193 /mo · $2,320/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-102

Break-even live

Break-even rent $1,353

Max offer price $139,958

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-48	+0% $-102	+5% $-155	+10% $-209
Rent	-10% $-198	-5% $-150	+0% $-102	+5% $-53	+10% $-5
Rate	-1.0pp $-24	-0.5pp $-62	base $-102	+0.5pp $-142	+1.0pp $-182

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: $38,666
• Closing costs: $4,640
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   status $10,500 Pending 47 DOM
2. 2026-06-17
   days on market $10,500 Active 47 DOM
3. 2026-06-16
   days on market $10,500 Active 46 DOM
4. 2026-06-15
   days on market $10,500 Active 45 DOM
5. 2026-06-13
   days on market $10,500 Active 43 DOM
6. 2026-06-12
   days on market $10,500 Active 42 DOM
7. 2026-06-09
   days on market $10,500 Active 39 DOM
8. 2026-06-08
   days on market $10,500 Active 38 DOM
9. 2026-06-07
   days on market $10,500 Active 37 DOM
10. 2026-06-07
    days on market $10,500 Active 36 DOM
11. 2026-06-04
    days on market $10,500 Active 33 DOM
12. 2026-06-02
    days on market $10,500 Active 32 DOM
13. 2026-06-01
    days on market $10,500 Active 31 DOM
14. 2026-05-31
    days on market $10,500 Active 30 DOM
15. 2026-05-31
    days on market $10,500 Active 29 DOM
16. 2026-05-14
    status Active 263-char remark

    Show marketing remark (263 chars)

    Traditional 2-story featuring approximately 1,688 square feet, with large eat-in kitchen, 4 bedrooms, 2 baths, basement, and attached 2 car garage. No access to interior due to discoloration reported and poor property condition. Auction property AS IS, CASH only.

17. 2026-04-15
    status Pending 263-char remark

    Show marketing remark (263 chars)

    Traditional 2-story featuring approximately 1,688 square feet, with large eat-in kitchen, 4 bedrooms, 2 baths, basement, and attached 2 car garage. No access to interior due to discoloration reported and poor property condition. Auction property AS IS, CASH only.

18. 2026-04-02
    price $10,600 263-char remark

    Show marketing remark (263 chars)

    Traditional 2-story featuring approximately 1,688 square feet, with large eat-in kitchen, 4 bedrooms, 2 baths, basement, and attached 2 car garage. No access to interior due to discoloration reported and poor property condition. Auction property AS IS, CASH only.

19. 2026-04-02
    listed $106,000 Active 263-char remark

    Show marketing remark (263 chars)

    Traditional 2-story featuring approximately 1,688 square feet, with large eat-in kitchen, 4 bedrooms, 2 baths, basement, and attached 2 car garage. No access to interior due to discoloration reported and poor property condition. Auction property AS IS, CASH only.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 16 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: $14,692
• − Mortgage interest: −$8,664
• − Property taxes: −$2,320
• − Insurance: −$773
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$4,499
• Taxable loss: −$3,915
• Est. tax savings @ 24.0%: +$940
• After-tax cash flow: $-280/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 Central Community School District
• NCES district ID: 1900023
• Math proficiency: 68% ▼ -4.00%
• Reading proficiency: 73% ▼ -3.00%
• Median HH income: $47,122
• Composite: 59.49/100
• National rank: #922
• State rank: #143 of 289 in IA

Livability — Sioux Rapids

• Score: 69/100
• State rank: #419
• US rank: #9052

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment C Housing A+ Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sioux Rapids, IA
• Population (ZIP): 1,165

Population outlook (Buena Vista County) Hauer SSP2

• Today (2025): 20,775 people
• By 2030: 21,101 · +1.6%
• By 2040: 21,955 · +5.7%
• By 2050: 23,202 · +11.7%
• By 2075: 27,159 · +30.7%
• By 2100: 29,578 · +42.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 12% Two or more races 7%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 7% Iranian 6% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 10%

Political lean MEDSL · Buena Vista

• 2024 margin: Solid R (+33.3) · D 32.8% · R 66.0% · Other 1.2%
• 2008→2024 swing: -31.5pp toward R · 2008: -1.8pp · 2024: -33.3pp
• All cycles: 2024: R+33.3 2020: R+25.6 2016: R+25.0 2012: R+10.4 2008: R+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.01%
• Current HPI: 174.4794
• 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

-90.0% since first listed

4 events — show timeline

• 2026-05-14 Relisted — NEIRBR as distributed by MLS GRID
• 2026-04-15 Pending — NEIRBR as distributed by MLS GRID
• 2026-04-02 Price Changed $10,600 NEIRBR as distributed by MLS GRID
• 2026-04-02 Listed $106,000 NEIRBR as distributed by MLS GRID

Property tax history

+3.2%/yr

Latest (2025): $1,462 · +1.7% YoY. Source: county tax records.