1500 Linn St · Sioux City, IA 51106

$174,900

3 bd · 1.0 ba · 1,154 sqft · SingleFamily public records · 1 Days on market

Built 1920 5,200 sqft lot Est $189k · 8% 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 +10.9/15.0
• Cash flow +7.2/30.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice Morningside 3 Bedroom 1 Bath 2 Stall detached garage. Good roof, newer windows. HUD HOMES are Sold AS IS. SUBMIT OFFERS AT HUDHOMESTORE. COM CASE# 161-374349. Offers will be accepted for ONLY OWNER OCCUPANTS, NON PROPITS & GOVERNMENT AGENCYS until 9/06/2023.

Key facts

• Newer roof
• Finished basement
• 5,200 sq ft lot

Tags

• NEWER ROOF
• FINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-238 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (24.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (29.0% below list).
• Recommended offer: $124k (29.0% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.7% in Sioux City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 5 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,108 (29.0% 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. 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: 0.71% ✗
• Cap rate: 4.66%
• Cash-on-cash: -5.84%
• DSCR: 0.74
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $189,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2526 Macomb Ave	0.33mi	3/2.0	1,155 (+0%)	1mo	$246,000	$213	80
721 S Linn St	0.56mi	3/2.0	1,142 (-1%)	3mo	$178,000	$156	66
3308 Garretson Ave	0.56mi	3/1.0	1,200 (+4%)	7mo	$135,000	$113	62
3215 5th Ave	0.67mi	2/1.0 (-1)	1,140 (-1%)	1mo	$208,000	$182	61
3415 4th Ave	0.72mi	3/1.0	1,192 (+3%)	1mo	$150,000	$126	60
1127 S Cecelia St	0.47mi	3/1.5	1,246 (+8%)	7mo	$206,000	$165	57
1021 S Cecelia St	0.53mi	3/1.0	1,254 (+9%)	6mo	$225,000	$179	56
3230 5th Ave	0.72mi	3/1.5	1,192 (+3%)	10mo	$195,000	$164	51
2800 Dodge Ave	0.60mi	2/1.0 (-1)	1,023 (-11%)	4mo	$140,700	$138	44
815 S Cornelia St	0.74mi	3/1.5	1,242 (+8%)	9mo	$192,500	$155	43
3116 4th Ave	0.54mi	3/2.0	1,297 (+12%)	9mo	$215,000	$166	43
3419 Garretson Ave	0.64mi	2/1.0 (-1)	990 (-14%)	6mo	$143,000	$144	37

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: -26.3%
• Equity multiple: 0.11×
• Total profit: $-43,487
• Equity at exit: $26,078

10-year hold

• IRR: -23.3%
• Equity multiple: -0.17×
• Total profit: $-57,301
• Equity at exit: $15,122

Cash invested: $48,972 (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: 11.7×

Monthly cashflow live

• Estimated rent: $1,241 high
• Mortgage (P&I): −$917
• Tax from tax record: −$229 /mo · $2,743/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-238

Break-even live

Break-even rent $1,543

Max offer price $132,822

Occupancy floor —

Sensitivity live

Price	-10% $-139	-5% $-189	+0% $-238	+5% $-288	+10% $-337
Rent	-10% $-336	-5% $-287	+0% $-238	+5% $-189	+10% $-140
Rate	-1.0pp $-150	-0.5pp $-194	base $-238	+0.5pp $-284	+1.0pp $-330

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 S Westcott St Apt 04 Sioux City, IA	2.0	1.0	793	$850	$1.07	44d	1	0.20mi
700 S Linn St Sioux City, IA	2.0	2.0	926	$1,400	$1.51	44d	1	0.57mi
2807 Lincoln Way Sioux City, IA	2.0–3.0	1.0	1100	$1,245	$1.13	44d	4	1.15mi
860 River View Dr South Sioux City, NE	1.0–2.0	1.0–2.0	867	$1,252	$1.44	44d	1	1.33mi
1819 S Lakeport St Apt 4 Sioux City, IA	2.0	1.0	850	$950	$1.12	44d	1	1.45mi

Listing history 8 events

1. 2026-03-18
   soldstatus $172,000
2. 2026-02-07
   status Pending
3. 2026-02-06
   listed $174,900 Active
4. 2023-11-27
   soldstatus $132,000 Closed 269-char remark

   Show marketing remark (269 chars)

   Nice Morningside 3 Bedroom 1 Bath 2 Stall detached garage. Good roof, newer windows. HUD HOMES are Sold AS IS. SUBMIT OFFERS AT HUDHOMESTORE. COM CASE# 161-374349. Offers will be accepted for ONLY OWNER OCCUPANTS, NON PROPITS & GOVERNMENT AGENCYS until 9/06/2023.

5. 2023-09-20
   status Active 269-char remark

   Show marketing remark (269 chars)

   Nice Morningside 3 Bedroom 1 Bath 2 Stall detached garage. Good roof, newer windows. HUD HOMES are Sold AS IS. SUBMIT OFFERS AT HUDHOMESTORE. COM CASE# 161-374349. Offers will be accepted for ONLY OWNER OCCUPANTS, NON PROPITS & GOVERNMENT AGENCYS until 9/06/2023.

6. 2023-08-07
   listed $134,000 Active 269-char remark

   Show marketing remark (269 chars)

   Nice Morningside 3 Bedroom 1 Bath 2 Stall detached garage. Good roof, newer windows. HUD HOMES are Sold AS IS. SUBMIT OFFERS AT HUDHOMESTORE. COM CASE# 161-374349. Offers will be accepted for ONLY OWNER OCCUPANTS, NON PROPITS & GOVERNMENT AGENCYS until 9/06/2023.

7. 2018-01-17
   soldstatus $130,000
8. 2017-03-21
   soldstatus $65,000

ⓘ 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: $2,743 · $229/mo
• Projected year-2 tax: $2,744 · $229/mo
• Expected delta: +$1/yr ($0/mo · 0.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $14,893
• − Mortgage interest: −$9,797
• − Property taxes: −$2,743
• − Insurance: −$874
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$5,088
• Taxable loss: −$5,992
• Est. tax savings @ 24.0%: +$1,438
• After-tax cash flow: $-1,420/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

+164.6% since first listed

8 events — show timeline

• 2026-03-18 Sold (Public Records) $172,000 Public Records
• 2026-02-07 Pending — NWIA
• 2026-02-06 Listed $174,900 NWIA
• 2023-11-27 Sold (MLS) $132,000 NWIA
• 2023-09-20 Relisted — NWIA
• 2023-08-07 Listed $134,000 NWIA
• 2018-01-17 Sold (Public Records) $130,000 Public Records
• 2017-03-21 Sold (Public Records) $65,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,743 · -8.3% YoY. Source: county tax records.