2316 Riverside Blvd · Sioux City, IA 51109

$140,000

2 bd · 1.0 ba · 964 sqft · SingleFamily public records · 23 Days on market

Built 1903 10,540 sqft lot $145/sqft · 13% below area Est $161k · 13% under

---

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).

• ARV discount +13.4/15.0
• Appreciation +10.0/10.0
• Cash flow +6.1/30.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.4/10.0

Listing remarks

Real nice 2 bedroom home. Everything recently updated. Large fenced yard, 1 stall garage. Main floor laundry, great 4 season room. 2 storage sheds. This house was built prior to 1978 so Lead Base Paint potential exists. House is selling AS IS. Offers to be entered at www. vrmproperties.com using property ID 219569

Key facts

• 4 season room
• Fenced yard
• Storage sheds

Tags

• FENCED YARD
• 4 SEASON ROOM
• STORAGE SHEDS

Property features AI

Exterior

• Parking: Detached concrete garage with 1 car space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Brick construction
• Exterior features: Fenced yard; Shingle roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-264 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $93k (33.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $92k (34.5% below list).
• Recommended offer: $92k (34.5% below list) — sets the bar for 1% rule.

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: Riverside Elementary School (math 62% / reading 62%, grade B, #363 of 616 statewide, top 62%, 244 students, 73% FRL); West Middle School (math 54% / reading 54%, grade B-, #206 of 246 statewide, top 84%, 864 students, 48% FRL); West High School (math 44% / reading 58%, grade D+, #308 of 336 statewide, top 92%, 1,252 students, 76% FRL).
• Market conditions: 22 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 $15k of equity ($968 loan paydown + $14k appreciation (10.0% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,750 (34.5% 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. Built in 1903 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.66% ✗
• Cap rate: 4.03%
• Cash-on-cash: -8.08%
• DSCR: 0.64
• GRM: 12.7

CMA / ARV

• ARV (median comp): $161,321
• List price: $140,000
• Delta: -7.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1136 Edgewater	0.42mi	2/1.0	952 (-1%)	1mo	$155,000	$163	78
2139 Mckinley St	0.33mi	2/1.0	1,012 (+5%)	1mo	$110,000	$109	76
1004 River Dr	0.39mi	3/1.0 (+1)	1,008 (+5%)	1mo	$225,000	$223	69
4513 Military Rd	0.44mi	2/1.0	1,008 (+5%)	8mo	$115,000	$114	65
1116 Pacquette Ave	0.34mi	2/1.0	1,056 (+10%)	8mo	$190,000	$180	62
909 Goldie Ave	0.21mi	2/1.0	820 (-15%)	9mo	$133,900	$163	58
2017 Roosevelt St	0.45mi	3/1.0 (+1)	1,008 (+5%)	13mo	$166,000	$165	56
1501 Goldie Ave	0.57mi	3/2.0 (+1)	1,004 (+4%)	8mo	$220,000	$219	50
1116 Edgewater Ave	0.39mi	1/1.0 (-1)	832 (-14%)	8mo	$113,000	$136	47
1300 Edgewater Ave	0.47mi	3/1.5 (+1)	864 (-10%)	11mo	$206,750	$239	45
1920 Beck St	0.72mi	2/1.0	1,079 (+12%)	10mo	$215,000	$199	38

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 2.52×
• Total profit: $59,459
• Equity at exit: $126,123

10-year hold

• IRR: 17.3%
• Equity multiple: 5.81×
• Total profit: $188,375
• Equity at exit: $271,989

Cash invested: $39,200 (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 51109

• Home prices YoY: 15.2%
• Active inventory: 22
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $918 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$196 /mo · $2,356/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $-264

Break-even live

Break-even rent $1,252

Max offer price $93,360

Occupancy floor —

Sensitivity live

Price	-10% $-185	-5% $-224	+0% $-264	+5% $-304	+10% $-343
Rent	-10% $-336	-5% $-300	+0% $-264	+5% $-228	+10% $-192
Rate	-1.0pp $-194	-0.5pp $-228	base $-264	+0.5pp $-300	+1.0pp $-337

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1108 River Dr S Sioux City, IA	2.0	1.0	843	$918	$1.09	45d	3	0.50mi

Listing history 28 events

1. 2026-06-21
   days on market $140,000 Active 23 DOM
2. 2026-06-19
   days on market $140,000 Active 21 DOM
3. 2026-06-18
   days on market $140,000 Active 20 DOM
4. 2026-06-17
   days on market $140,000 Active 19 DOM
5. 2026-06-16
   days on market $140,000 Active 18 DOM
6. 2026-06-15
   days on market $140,000 Active 17 DOM
7. 2026-06-14
   days on market $140,000 Active 15 DOM
8. 2026-06-12
   days on market $140,000 Active 14 DOM
9. 2026-06-09
   days on market $140,000 Active 11 DOM
10. 2026-06-08
    days on market $140,000 Active 10 DOM
11. 2026-06-07
    days on market $140,000 Active 9 DOM
12. 2026-06-05
    days on market $140,000 Active 6 DOM
13. 2026-06-02
    days on market $140,000 Active 4 DOM
14. 2026-06-01
    days on market $140,000 Active 3 DOM
15. 2026-05-31
    days on market $140,000 Active 2 DOM
16. 2026-04-20
    listed $150,000 Active 315-char remark
17. 2025-04-16
    price $169,500
18. 2025-03-20
    listed $171,500 Active
19. 2024-07-05
    soldstatus $162,500
20. 2024-07-03
    soldstatus $162,500 Closed
21. 2024-06-06
    status Pending
22. 2024-05-30
    status Active
23. 2024-05-20
    status Pending
24. 2024-05-17
    listed $162,500 Active
25. 2022-11-21
    soldstatus $140,000 Closed
26. 2022-11-21
    soldstatus $140,000
27. 2022-10-24
    listed $142,000 Active
28. 2014-09-24
    soldstatus $56,000

ⓘ 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: $2,356 · $196/mo
• Projected year-2 tax: $2,356 · $196/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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,010
• − Mortgage interest: −$7,842
• − Property taxes: −$2,356
• − Insurance: −$700
• − Repairs & maintenance: −$881
• − Management: −$881
• − Depreciation: −$4,073
• Taxable loss: −$5,723
• Est. tax savings @ 24.0%: +$1,373
• After-tax cash flow: $-1,795/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): 3,731

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 23% Two or more races 16%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Iranian 3% Lithuanian 3% Portuguese 1%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 16% Other Indo-European 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: ▲ 52.70%
• Current HPI: 399.1939
• 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

+150.0% since first listed

14 events — show timeline

• 2026-05-28 Listed $140,000 NWIA
• 2026-04-20 Listed $150,000 NWIA
• 2025-04-16 Price Changed $169,500 NWIA
• 2025-03-20 Listed $171,500 NWIA
• 2024-07-05 Sold (Public Records) $162,500 Public Records
• 2024-07-03 Sold (MLS) $162,500 NWIA
• 2024-06-06 Pending — NWIA
• 2024-05-30 Relisted — NWIA
• 2024-05-20 Pending — NWIA
• 2024-05-17 Listed $162,500 NWIA
• 2022-11-21 Sold (Public Records) $140,000 Public Records
• 2022-11-21 Sold (MLS) $140,000 NWIA
• 2022-10-24 Listed $142,000 NWIA
• 2014-09-24 Sold (Public Records) $56,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,356 · +4.1% YoY. Source: county tax records.