2837 S Cornelia St · Sioux City, IA 51106

$215,000

4 bd · 1.0 ba · 1,552 sqft · SingleFamily public records · 1 Days on market

Built 1958 6,500 sqft lot Est $223k · at est.

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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 +12.7/30.0
• ARV discount +9.2/15.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2837 S Cornelia Street a charming and cozy home packed with possibilities! Whether you're looking for your first home, downsizing, or seeking an investment opportunity, this property offers comfort, functionality, and room to make it your own. The main floor features a welcoming living room, three bedrooms, a full bathroom, and an eat-in kitchen with appliances included. Downstairs, you'll find additional living space with a spacious family room, a non-conforming fourth bedroom, laundry and storage area, and a separate workshop room that's perfect for hobbies, projects, or extra storage. One of the true highlights of this home is the peaceful screened-in three-season room. It's t

Key facts

• Spacious family room
• 6,500 sq ft lot
• Garage

Tags

• SCREENED-IN THREE-SEASON ROOM
• DETACHED TWO-STALL GARAGE
• SPACIOUS FAMILY ROOM
• SEPARATE WORKSHOP ROOM

Property features AI

Exterior

• Parking: Detached garage with garage door opener (1 car); Concrete parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Shingle roof; Partially finished full basement (500 sq ft below-grade finished area)
• Exterior features: Patio; Shed(s); Workshop; Few trees on lot

Interior

• Kitchen: Eat-in kitchen; Water softener
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (Electric and Natural Gas); Central air conditioning
• Interior features: Eat-in kitchen; Built-in features; Water softener; Gas fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-22 ($-269/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (17.9% below list).
• Recommended offer: $177k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Morningside Elementary (math 63% / reading 57%, grade B-, #388 of 616 statewide, top 63%, 652 students, 68% 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $176,603 (17.9% 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 1958 — 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: 0.82% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $223,488
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2933 S Coral St	0.12mi	3/1.5 (-1)	1,518 (-2%)	3mo	$215,000	$142	81
3012 S Cornelia St	0.19mi	4/2.0	1,620 (+4%)	1mo	$220,000	$136	79
2638 S Cecelia St	0.27mi	3/2.0 (-1)	1,655 (+7%)	5mo	$235,000	$142	63
2521 S Cornelia St	0.41mi	3/2.0 (-1)	1,468 (-5%)	0mo	$220,000	$150	62
3209 6th Ave	0.60mi	3/1.5 (-1)	1,537 (-1%)	3mo	$232,500	$151	61
2629 S Mulberry St	0.45mi	3/2.0 (-1)	1,682 (+8%)	3mo	$295,000	$175	53
2540 S Glass St	0.40mi	3/2.0 (-1)	1,370 (-12%)	4mo	$177,300	$129	49
3905 7th Ave	0.68mi	3/2.0 (-1)	1,634 (+5%)	2mo	$215,000	$132	49
4107 Kateri Way	0.52mi	3/2.0 (-1)	1,693 (+9%)	3mo	$304,000	$180	49
2524 S Steele St	0.43mi	3/2.0 (-1)	1,733 (+12%)	4mo	$215,000	$124	48
3324 5th Ave	0.66mi	3/1.5 (-1)	1,393 (-10%)	2mo	$200,000	$144	44
2307 S Saint Aubin	0.73mi	3/1.5 (-1)	1,357 (-13%)	1mo	$205,000	$151	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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-36,281
• Equity at exit: $32,057

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-33,493
• Equity at exit: $18,589

Cash invested: $60,200 (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 51106

• Active inventory: 204
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,766 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$200 /mo · $2,406/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-22

Break-even live

Break-even rent $1,794

Max offer price $211,042

Occupancy floor 96%

Sensitivity live

Price	-10% $99	-5% $38	+0% $-22	+5% $-83	+10% $-144
Rent	-10% $-162	-5% $-92	+0% $-22	+5% $47	+10% $117
Rate	-1.0pp $86	-0.5pp $32	base $-22	+0.5pp $-78	+1.0pp $-135

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2807 Lincoln Way Sioux City, IA	2.0–3.0	1.0	1100	$1,245	$1.13	44d	4	0.42mi
2622 Ridge Ave Sioux City, IA	3.0	2.0	2219	$2,600	$1.17	44d	1	1.48mi

Listing history 3 events

1. 2026-06-17
   status $215,000 Pending 1 DOM
2. 2026-06-16
   remarks 699-char remark
3. 2026-06-16
   listed $215,000 Active 1 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: $2,406 · $200/mo
• Projected year-2 tax: $2,891 · $241/mo
• Expected delta: +$485/yr (+$40/mo · 20.1%)

ⓘ 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 4/10 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: $21,192
• − Mortgage interest: −$12,043
• − Property taxes: −$2,406
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$6,255
• Taxable loss: −$3,977
• Est. tax savings @ 24.0%: +$955
• After-tax cash flow: $686/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

1 event — show timeline

• 2026-06-15 Listed $215,000 NWIA

Property tax history

+2.4%/yr

Latest (2025): $2,406 · -0.7% YoY. Source: county tax records.