796-804 Logan St · Sioux City, IA 51105

$625,000

3 bd · 2.5 ba · 1,528 sqft · MultiFamily public records · 14 Days on market

Built 2020 0.34 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 +11.4/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 5 units. estimate disagrees with records

Listing remarks

Investor Opportunity! Rare chance to purchase two newer duplexes being sold together at 796-798 Logan Street and 802-804 Logan Street in Sioux City. Built by Moos Construction less than seven years ago, these well-maintained properties offer a turnkey investment opportunity with four total rental units and a strong rental history. The portfolio consists of two upper-level 2-bedroom, 1-bath units (798 and 802) and two lower-level 1-bedroom, 1-bath units (796 and 804). Each unit features its own in-unit laundry, durable luxury vinyl plank flooring, and individual mini-split heating and cooling systems. Three of the four units have been repainted within the past year, helping minimize future m

Key facts

• In-unit laundry
• Modern windows
• Newer construction

Tags

• IN-UNIT LAUNDRY
• LUXURY VINYL PLANK FLOORING
• SEPARATELY METERED UTILITIES
• VINYL SIDING
• MODERN WINDOWS
• NEWER CONSTRUCTION

Property features AI

Finance

• Financial info: Income-producing property with unit rents: two 2-bedroom units at $1,200 and $1,100; two 1-bedroom units at $800 each

Exterior

• Parking: Attached concrete garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential income, multi-family property (multi-unit)
• Exterior features: 0.34-acre lot; Zoned residential

Interior

• Bedrooms: Two 2-bedroom units; Two 1-bedroom units
• Bathrooms: Four full bathrooms (total)
• Heating & cooling: Heat pump heating; Electric heating
• Interior features: Below-grade finished area included

What this means for you Summary

Snapshot

• This is a 5 × 2-bed/1.0-bath units multifamily listed at $625k.

Deal economics

• At list price, monthly cash flow is $-220 ($-3k/yr) — negative. Per door: $-44/mo.
• To cash-flow at today's rent, offer at most $586k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $437k (30.0% below list).
• Recommended offer: $437k (30.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Unity Elementary School (math 50% / reading 52%, grade C-, #510 of 616 statewide, top 83%, 521 students, 74% FRL); East Middle School (math 60% / reading 67%, grade B+, #169 of 246 statewide, top 69%, 1,067 students, 65% FRL); East High School (math 53% / reading 63%, grade C, #275 of 336 statewide, top 83%, 1,495 students, 54% FRL).
• 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 $28k of equity ($4k loan paydown + $24k appreciation (3.8% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $437,400 (30.0% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.70% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.51%
• DSCR: 0.93
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 8.3%
• Equity multiple: 1.50×
• Total profit: $87,146
• Equity at exit: $308,909

10-year hold

• IRR: 10.5%
• Equity multiple: 2.70×
• Total profit: $298,164
• Equity at exit: $498,986

Cash invested: $175,000 (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: 59.5×

Monthly cashflow live

• Estimated rent: $4,374 medium
• Mortgage (P&I): −$3,278
• Tax from tax record: −$138 /mo · $1,652/yr
• Insurance: −$260
• HOA: −$0
• Vacancy / Maint / Mgmt: −$919
• Net cashflow: $-220

Break-even live

Break-even rent $4,653

Max offer price $586,102

Occupancy floor —

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	2	1	$4,375
Total (5 units)			$4,374

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: $156,250
• Closing costs: $18,750
• 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	43d	1	1.49mi

Listing history 11 events

1. 2026-06-19
   days on market $625,000 Active 14 DOM
2. 2026-06-18
   days on market $625,000 Active 13 DOM
3. 2026-06-17
   days on market $625,000 Active 12 DOM
4. 2026-06-16
   days on market $625,000 Active 11 DOM
5. 2026-06-15
   days on market $625,000 Active 10 DOM
6. 2026-06-14
   days on market $625,000 Active 8 DOM
7. 2026-06-12
   days on market $625,000 Active 7 DOM
8. 2026-06-09
   days on market $625,000 Active 4 DOM
9. 2026-06-08
   days on market $625,000 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $625,000 Active 2 DOM

ⓘ 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: $1,652 · $138/mo
• Projected year-2 tax: $5,732 · $478/mo
• Expected delta: +$4,080/yr (+$340/mo · 247.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°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: $52,488
• − Mortgage interest: −$35,010
• − Property taxes: −$1,652
• − Insurance: −$3,125
• − Repairs & maintenance: −$4,199
• − Management: −$4,199
• − Depreciation: −$18,182
• Taxable loss: −$13,879
• Est. tax savings @ 24.0%: +$3,331
• After-tax cash flow: $689/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

1 event — show timeline

• 2026-06-05 Listed $625,000 NWIA

Property tax history

+103.7%/yr

Latest (2025): $1,652 · +20.6% YoY. Source: county tax records.