2000 Ingleside Ave · Sioux City, IA 51104

$20,000

3 bd · 1.0 ba · 995 sqft · SingleFamily public records · 91 Days on market

Built 1920 3,485 sqft lot $20/sqft · 83% below area ↓ 49% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

MAKE AN OFFER! ALL OFFERS CONSIDERED. Red tagged property ready for your improvements! New Furnace, New water heater Being sold as is-with all personal property seller cannot get removed

Key facts

• New furnace
• New water heater
• 3,485 sq ft lot

Tags

• NEW FURNACE
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $874 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $18k (9.0% below list) — sets the bar for market timing.
• Cap rate 58.8% 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: 120 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $138 of loan paydown is wiped out by about $600 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($18k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $18,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 6.75% ✓
• Cap rate: 58.76%
• Cash-on-cash: 187.37%
• DSCR: 9.34
• GRM: 1.2

CMA / ARV

• ARV (median comp): $115,936
• List price: $20,000
• Delta: -82.75%
• 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
2021 Howard St	0.23mi	3/1.0	954 (-4%)	6mo	$123,600	$130	77
1029 27th St	0.45mi	3/1.0	992 (-0%)	13mo	$130,000	$131	68
1318 28th St	0.59mi	2/1.0 (-1)	1,003 (+1%)	0mo	$165,000	$165	66
1915 Howard St	0.22mi	2/2.0 (-1)	1,040 (+4%)	9mo	$175,000	$168	65
1217 22nd St	0.20mi	3/1.5	1,122 (+13%)	9mo	$210,000	$187	60
866 15th St	0.37mi	2/1.0 (-1)	1,092 (+10%)	11mo	$141,000	$129	52
913 15th St	0.35mi	2/1.0 (-1)	1,120 (+13%)	7mo	$92,000	$82	52
1012 1/2 Virginia St	0.68mi	3/1.0	851 (-14%)	6mo	$55,000	$65	39
1410 25th St	0.39mi	2/2.0 (-1)	1,134 (+14%)	13mo	$177,000	$156	39
2720 Cheyenne Blvd	0.65mi	2/2.0 (-1)	1,078 (+8%)	14mo	$132,000	$122	35
2610 Prospect St	0.73mi	2/1.0 (-1)	882 (-11%)	12mo	$140,000	$159	32
2732 Morgan St	0.70mi	2/1.0 (-1)	849 (-15%)	13mo	$129,500	$153	27

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: —
• Equity multiple: 10.38×
• Total profit: $52,504
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 22.01×
• Total profit: $117,647
• Equity at exit: $1,729

Cash invested: $5,600 (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: 1.2×

Monthly cashflow live

• Estimated rent: $1,350 high
• Mortgage (P&I): −$105
• Tax from tax record: −$78 /mo · $942/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $874

Break-even live

Break-even rent $243

Max offer price $20,000

Occupancy floor 30%

Sensitivity live

Price	-10% $942	-5% $880	+0% $874	+5% $869	+10% $863
Rent	-10% $768	-5% $821	+0% $874	+5% $928	+10% $981
Rate	-1.0pp $884	-0.5pp $879	base $874	+0.5pp $869	+1.0pp $864

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1116 13th St Sioux City, IA	3.0	1.0	1056	$1,100	$1.04	45d	1	0.50mi
1114 13th St Unit 1116 Sioux City, IA	3.0	1.0	1056	$1,100	$1.04	44d	1	0.50mi
2722 Prospect St Sioux City, IA	3.0	1.0	848	$1,200	$1.42	44d	1	0.81mi
821 Jackson St Apt 105 Sioux City, IA	2.0	1.0	1014	$1,010	$1.00	44d	1	0.84mi
705 Douglas St Sioux City, IA	2.0	2.0	1252	$1,775	$1.42	44d	5	1.05mi
505 6th St Sioux City, IA	1.0–2.0	1.0	830	$2,100	$2.53	44d	5	1.07mi
302 Jones St #403 Sioux City, IA	2.0	2.0	872	$1,750	$2.01	44d	1	1.22mi
130 Nebraska St Sioux City, IA	1.0–2.0	1.0–2.0	900	$1,215	$1.35	44d	8	1.37mi

Listing history 19 events

1. 2026-06-19
   days on market $20,000 Active 91 DOM
2. 2026-06-18
   days on market $20,000 Active 90 DOM
3. 2026-06-17
   days on market $20,000 Active 89 DOM
4. 2026-06-16
   days on market $20,000 Active 88 DOM
5. 2026-06-15
   days on market $20,000 Active 87 DOM
6. 2026-06-14
   days on market $20,000 Active 85 DOM
7. 2026-06-12
   days on market $20,000 Active 84 DOM
8. 2026-06-09
   days on market $20,000 Active 81 DOM
9. 2026-06-08
   days on market $20,000 Active 80 DOM
10. 2026-06-07
    days on market $20,000 Active 79 DOM
11. 2026-06-05
    days on market $20,000 Active 76 DOM
12. 2026-06-02
    days on market $20,000 Active 74 DOM
13. 2026-06-01
    days on market $20,000 Active 73 DOM
14. 2026-05-31
    days on market $20,000 Active 72 DOM
15. 2026-05-30
    days on market $20,000 Active 71 DOM
16. 2026-05-11
    price $25,000 187-char remark

    Show marketing remark (187 chars)

    MAKE AN OFFER! ALL OFFERS CONSIDERED. Red tagged property ready for your improvements! New Furnace, New water heater Being sold as is-with all personal property seller cannot get removed

17. 2026-04-20
    price $34,000 187-char remark

    Show marketing remark (187 chars)

    MAKE AN OFFER! ALL OFFERS CONSIDERED. Red tagged property ready for your improvements! New Furnace, New water heater Being sold as is-with all personal property seller cannot get removed

18. 2026-04-01
    price $39,900 187-char remark

    Show marketing remark (187 chars)

    MAKE AN OFFER! ALL OFFERS CONSIDERED. Red tagged property ready for your improvements! New Furnace, New water heater Being sold as is-with all personal property seller cannot get removed

19. 2026-03-20
    listed $49,000 Active 187-char remark

    Show marketing remark (187 chars)

    MAKE AN OFFER! ALL OFFERS CONSIDERED. Red tagged property ready for your improvements! New Furnace, New water heater Being sold as is-with all personal property seller cannot get removed

ⓘ 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: $942 · $78/mo
• Projected year-2 tax: $942 · $78/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 1/10 Low
• 🌡 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: $16,194
• − Mortgage interest: −$1,120
• − Property taxes: −$942
• − Insurance: −$100
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$582
• Taxable income: $10,859
• Est. tax owed @ 24.0%: −$2,606
• After-tax cash flow: $7,887/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

-49.0% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $25,000 NWIA
• 2026-04-20 Price Changed $34,000 NWIA
• 2026-04-01 Price Changed $39,900 NWIA
• 2026-03-20 Listed $49,000 NWIA

Property tax history

+3.8%/yr

Latest (2025): $942 · +4.9% YoY. Source: county tax records.