618 S Fairmount St · Sioux City, IA 51106

$189,949

3 bd · 1.0 ba · 1,450 sqft · SingleFamily public records · 41 Days on market

Built 1920 2,614 sqft lot $131/sqft · 8% below area Est $206k · 8% under ↓ 33% since listing

---

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 +13.5/30.0
• ARV discount +11.0/15.0
• Schools +4.7/10.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home. This thoughtfully renovated 4-bedroom, 2-bath contemporary has been refreshed from top to bottom; new LVP floors, fresh carpet, crisp paint, and updated fixtures throughout. The kitchen is the heart of it all, with rich quartz countertops, a brand-new stainless steel sink, and cabinetry that actually gives you room to cook and store. The main floor offers two bedrooms including a primary suite with walk-in closet, a full bath, and a convenient laundry area just off the kitchen. On the lower-level, two additional bedrooms, a 3/4 bath, and walkout access to the garage make everyday living easy. 1,450 sq. ft. of refined, low-maintenance living with nothing to do but move in. Add

Key facts

• Crisp paint
• Quartz countertops
• Renovated

Tags

• RENOVATED
• NEW LVP FLOORS
• FRESH CARPET
• CRISP PAINT
• UPDATED FIXTURES
• QUARTZ COUNTERTOPS

Property features AI

Exterior

• Parking: Attached concrete garage with 1 parking space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Stucco exterior; Shingle roof; Below-grade finished area
• Exterior features: Deck; Patio; Few trees on the lot; In-ground pool

Interior

• Kitchen: Eat-in kitchen
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Built-in features; Primary bedroom on main level; Finished basement with walk-out access
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $7 ($82/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (19.3% below list).
• Recommended offer: $153k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Spalding Park Elementary (math 59% / reading 55%, grade C+, #436 of 616 statewide, top 74%, 652 students, 69% 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: 204 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,257 (19.3% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 19% 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. 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: 0.81% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

• ARV (median comp): $206,081
• List price: $189,949
• Delta: -7.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
817 S Fairmount St	0.15mi	3/1.0	1,404 (-3%)	3mo	$144,400	$103	85
723 S Rustin St	0.15mi	4/2.0 (+1)	1,398 (-4%)	3mo	$180,000	$129	76
3031 Leech Ave	0.36mi	3/1.0	1,463 (+1%)	8mo	$177,500	$121	75
714 S Alice St	0.32mi	2/2.0 (-1)	1,408 (-3%)	0mo	$186,000	$132	71
1005 S Paxton St	0.48mi	3/1.0	1,436 (-1%)	7mo	$130,000	$91	70
704 S Glass St	0.59mi	3/1.0	1,453 (+0%)	4mo	$215,000	$148	68
701 S Paxton	0.43mi	4/1.0 (+1)	1,557 (+7%)	2mo	$200,000	$128	61
423 S Rustin St	0.18mi	4/3.0 (+1)	1,301 (-10%)	2mo	$290,000	$223	60
425 S Rustin St	0.18mi	4/3.0 (+1)	1,301 (-10%)	3mo	$290,000	$223	59
1021 S Cecelia St	0.44mi	3/1.0	1,254 (-14%)	6mo	$225,000	$179	52
1219 S Cornelia St	0.66mi	3/1.5	1,552 (+7%)	7mo	$191,000	$123	50
1127 S Cecelia St	0.51mi	3/1.5	1,246 (-14%)	7mo	$206,000	$165	45

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-30,390
• Equity at exit: $28,322

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-26,083
• Equity at exit: $16,423

Cash invested: $53,186 (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 51106

• Active inventory: 204
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,533 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$129 /mo · $1,544/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $7

Break-even live

Break-even rent $1,524

Max offer price $189,949

Occupancy floor 95%

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: $47,487
• Closing costs: $5,698
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 S Linn St Sioux City, IA	2.0	2.0	926	$1,400	$1.51	43d	1	0.10mi
860 River View Dr South Sioux City, NE	1.0–2.0	1.0–2.0	867	$1,252	$1.44	43d	1	1.36mi

Listing history 17 events

1. 2026-06-19
   days on market $189,949 Active 41 DOM
2. 2026-06-18
   days on market $189,949 Active 40 DOM
3. 2026-06-17
   days on market $189,949 Active 39 DOM
4. 2026-06-16
   days on market $189,949 Active 38 DOM
5. 2026-06-15
   days on market $189,949 Active 37 DOM
6. 2026-06-14
   days on market $189,949 Active 35 DOM
7. 2026-06-12
   pricedays on market $189,949 Active 34 DOM
8. 2026-06-09
   days on market $195,000 Active 31 DOM
9. 2026-06-08
   days on market $195,000 Active 30 DOM
10. 2026-06-07
    days on market $195,000 Active 29 DOM
11. 2026-06-05
    pricedays on market $195,000 Active 26 DOM
12. 2026-06-02
    days on market $199,497 Active 24 DOM
13. 2026-06-01
    days on market $199,497 Active 23 DOM
14. 2026-05-31
    days on market $199,497 Active 22 DOM
15. 2026-05-30
    days on market $199,497 Active 21 DOM
16. 2026-05-09
    listed $206,450 Active 893-char remark
17. 2022-10-24
    soldstatus $285,000

ⓘ 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: $1,544 · $129/mo
• Projected year-2 tax: $2,263 · $189/mo
• Expected delta: +$719/yr (+$60/mo · 46.6%)

ⓘ 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 · 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: $18,391
• − Mortgage interest: −$10,640
• − Property taxes: −$1,544
• − Insurance: −$950
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$5,526
• Taxable loss: −$3,211
• Est. tax savings @ 24.0%: +$771
• After-tax cash flow: $852/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): 28,592
• Household income: $78,434
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 891.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Two or more races 8% Black 6% Asian 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 5% Iranian 4% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 8% German/W. Germanic 1% French/Haitian/Cajun 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: ▼ -127.61%
• Current HPI: 229.6733
• 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

-33.4% since first listed

5 events — show timeline

• 2026-06-10 Price Changed $189,949 NWIA
• 2026-06-03 Price Changed $195,000 NWIA
• 2026-05-19 Price Changed $199,497 NWIA
• 2026-05-09 Listed $206,450 NWIA
• 2022-10-24 Sold (Public Records) $285,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,544 · -3.3% YoY. Source: county tax records.