1724 Ingleside Ave · Sioux City, IA 51104

$95,000

2 bd · 1.0 ba · 917 sqft · SingleFamily public records · 93 Days on market

Built 1910 6,150 sqft lot $104/sqft · 21% below area Est $120k · 21% under

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Why this score? — see what drove the B 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.2/10.0
• 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

2 bed, 1 bath 1910 Cottage style home, currently rented for $800/month

Key facts

• 6,150 sq ft lot
• Built 1910
• Listed 92 days

🏷️ Possibly a rental listed for sale. The $95,000 price doesn't fit this home's estimated sale value (~$119,653) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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.
• Market conditions: 120 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $95k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.22% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.86%
• DSCR: 1.57
• GRM: 6.8

CMA / ARV

• ARV (median comp): $119,653
• List price: $95,000
• Delta: -20.60%
• 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	0.29mi	3/1.0 (+1)	954 (+4%)	6mo	$123,600	$130	69
1011 18th St	0.04mi	2/1.0	1,004 (+10%)	21mo	$125,000	$125	65
913 17th St	0.06mi	2/2.0	780 (-15%)	6mo	$95,000	$122	63
30 Stewart Ave	0.74mi	2/2.0	932 (+2%)	6mo	$192,500	$207	54
1915 Howard St	0.28mi	2/2.0	1,040 (+13%)	9mo	$175,000	$168	53
1012 1/2 Virginia St	0.55mi	3/1.0 (+1)	851 (-7%)	6mo	$55,000	$65	52
1318 28th St	0.73mi	2/1.0	1,003 (+9%)	0mo	$165,000	$165	50
2734 Virginia St	0.65mi	2/1.0	936 (+2%)	21mo	$113,500	$121	49
115 13th St	0.74mi	2/1.0	828 (-10%)	1mo	$120,000	$145	48
1223 26th St	0.55mi	2/1.0	800 (-13%)	9mo	$97,060	$121	45
1029 27th St	0.58mi	3/1.0 (+1)	992 (+8%)	13mo	$130,000	$131	44
1603 27th St	0.70mi	2/1.0	868 (-5%)	18mo	$124,950	$144	43

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: 2.7%
• Equity multiple: 1.10×
• Total profit: $2,769
• Equity at exit: $14,165

10-year hold

• IRR: 12.3%
• Equity multiple: 1.97×
• Total profit: $25,809
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,163 high
• Mortgage (P&I): −$498
• Tax from tax record: −$96 /mo · $1,154/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $285

Break-even live

Break-even rent $802

Max offer price $95,000

Occupancy floor 70%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	44d	1	0.36mi
1114 13th St Unit 1116 Sioux City, IA	3.0	1.0	1056	$1,100	$1.04	44d	1	0.36mi
301 21st St Sioux City, IA	1.0	1.0	600	$750	$1.25	44d	2	0.60mi
301 21st St Apt E Sioux City, IA	1.0	1.0	600	$775	$1.29	44d	1	0.60mi
821 Jackson St Apt 202 Sioux City, IA	1.0	1.0	680	$780	$1.15	44d	1	0.71mi
821 Jackson St Apt 105 Sioux City, IA	2.0	1.0	1014	$1,010	$1.00	44d	1	0.71mi
2722 Prospect St Sioux City, IA	3.0	1.0	848	$1,200	$1.42	44d	1	0.91mi
705 Douglas St Sioux City, IA	2.0	2.0	1252	$1,775	$1.42	44d	5	0.93mi
505 6th St Sioux City, IA	1.0–2.0	1.0	830	$2,100	$2.53	44d	5	0.94mi
302 Jones St #403 Sioux City, IA	2.0	2.0	872	$1,750	$2.01	44d	1	1.08mi
301 Wesley Pkwy Sioux City, IA	1.0	1.0	620	$997	$1.61	44d	1	1.17mi
130 Nebraska St Sioux City, IA	1.0–2.0	1.0–2.0	900	$1,215	$1.35	44d	8	1.24mi

Listing history 23 events

1. 2026-06-19
   days on market $95,000 Active 93 DOM
2. 2026-06-18
   days on market $95,000 Active 92 DOM
3. 2026-06-17
   days on market $95,000 Active 91 DOM
4. 2026-06-16
   days on market $95,000 Active 90 DOM
5. 2026-06-15
   days on market $95,000 Active 89 DOM
6. 2026-06-14
   days on market $95,000 Active 87 DOM
7. 2026-06-12
   days on market $95,000 Active 86 DOM
8. 2026-06-09
   days on market $95,000 Active 83 DOM
9. 2026-06-08
   days on market $95,000 Active 82 DOM
10. 2026-06-07
    days on market $95,000 Active 81 DOM
11. 2026-06-05
    days on market $95,000 Active 78 DOM
12. 2026-06-02
    days on market $95,000 Active 76 DOM
13. 2026-06-01
    days on market $95,000 Active 75 DOM
14. 2026-05-31
    days on market $95,000 Active 74 DOM
15. 2026-05-30
    days on market $95,000 Active 73 DOM
16. 2026-05-07
    price $95,000 70-char remark

    Show marketing remark (70 chars)

    2 bed, 1 bath 1910 Cottage style home, currently rented for $800/month

17. 2026-03-18
    listed $110,000 Active 70-char remark

    Show marketing remark (70 chars)

    2 bed, 1 bath 1910 Cottage style home, currently rented for $800/month

18. 2024-11-20
    price $350,000
19. 2024-10-25
    listed $380,000 Active
20. 2019-10-31
    soldstatus $43,000
21. 2019-10-31
    soldstatus $43,000
22. 2019-08-14
    listed $47,500
23. 2017-01-10
    soldstatus $36,500

ⓘ 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: $1,154 · $96/mo
• Projected year-2 tax: $1,323 · $110/mo
• Expected delta: +$169/yr (+$14/mo · 14.6%)

ⓘ 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 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: $13,960
• − Mortgage interest: −$5,321
• − Property taxes: −$1,154
• − Insurance: −$475
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$2,764
• Taxable income: $2,013
• Est. tax owed @ 24.0%: −$483
• After-tax cash flow: $2,938/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

+160.3% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $95,000 NWIA
• 2026-03-18 Listed $110,000 NWIA
• 2024-11-20 Price Changed $350,000 NWIA
• 2024-10-25 Listed $380,000 NWIA
• 2019-10-31 Sold (Public Records) $43,000 Public Records
• 2019-10-31 Sold (MLS) $43,000 NWIA
• 2019-08-14 Listed $47,500 NWIA
• 2017-01-10 Sold (Public Records) $36,500 Public Records

Property tax history

+10.1%/yr

Latest (2025): $1,154 · +4.2% YoY. Source: county tax records.