1415 27 St · Sioux City, IA 51104

$139,900

2 bd · 1.0 ba · 1,416 sqft · SingleFamily public records · 32 Days on market

Built 1920 5,663 sqft lot $99/sqft · 23% below area Est $182k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.2/30.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom bungalow with great potential. Convenient location, plus close to schools and shopping. This is a Fannie Mae Homepath property!

Key facts

• Alley access
• Single car garage
• 5,663 sq ft lot

Tags

• SINGLE CAR GARAGE
• ALLEY ACCESS
• RENTAL INCOME POTENTIAL

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: Vinyl siding; Shingle roof; Below-grade finished area
• Exterior features: Patio; Fenced yard

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Full, partially finished 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 $-79 ($-944/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (17.3% below list).
• Recommended offer: $116k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Bryant Elementary School (math 63% / reading 59%, grade B, #385 of 616 statewide, top 63%, 571 students, 74% FRL); North Middle School (math 46% / reading 50%, grade C-, #224 of 246 statewide, top 91%, 1,224 students, 74% FRL); North High School (math 53% / reading 57%, grade C, #289 of 336 statewide, top 86%, 1,634 students, 64% FRL) — zoned schools average 71% FRL vs 54% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 120 active listings in the ZIP; 6 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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $115,757 (17.3% 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. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.41%
• DSCR: 0.89
• GRM: 10.1

CMA / ARV

• ARV (median comp): $181,725
• List price: $139,900
• Delta: -23.02%
• 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
1305 Hill Ave	0.09mi	3/1.0 (+1)	1,522 (+8%)	0mo	$170,000	$112	78
1335 21st St	0.39mi	3/1.5 (+1)	1,454 (+3%)	4mo	$194,000	$133	67
922 30th St	0.43mi	3/1.0 (+1)	1,393 (-2%)	6mo	$231,000	$166	67
1217 29th St	0.25mi	2/2.0	1,496 (+6%)	12mo	$190,000	$127	65
814 23rd St	0.51mi	3/1.5 (+1)	1,462 (+3%)	2mo	$140,000	$96	62
3231 Virginia St	0.66mi	3/2.0 (+1)	1,396 (-1%)	0mo	$115,000	$82	58
2501 Morgan St	0.24mi	3/2.0 (+1)	1,238 (-13%)	2mo	$145,000	$117	57
3232 Jennings St	0.69mi	2/2.0	1,474 (+4%)	3mo	$210,000	$142	55
2723 Prospect St	0.33mi	3/1.0 (+1)	1,264 (-11%)	10mo	$169,900	$134	54
833 18th St	0.69mi	3/1.0 (+1)	1,434 (+1%)	11mo	$133,000	$93	52
710 26th St	0.51mi	3/2.0 (+1)	1,568 (+11%)	2mo	$220,000	$140	47
3134 Jones St	0.66mi	3/2.5 (+1)	1,568 (+11%)	0mo	$215,000	$137	40

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: -20.3%
• Equity multiple: 0.29×
• Total profit: $-27,644
• Equity at exit: $20,860

10-year hold

• IRR: -13.3%
• Equity multiple: 0.22×
• Total profit: $-30,384
• Equity at exit: $12,096

Cash invested: $39,172 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,158 high
• Mortgage (P&I): −$734
• Tax from tax record: −$201 /mo · $2,414/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-79

Break-even live

Break-even rent $1,257

Max offer price $126,010

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-39	+0% $-79	+5% $-118	+10% $-158
Rent	-10% $-170	-5% $-124	+0% $-79	+5% $-33	+10% $13
Rate	-1.0pp $-8	-0.5pp $-43	base $-79	+0.5pp $-115	+1.0pp $-152

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1114 13th St Unit 1116 Sioux City, IA	3.0	1.0	1056	$1,100	$1.04	44d	1	0.99mi
1116 13th St Sioux City, IA	3.0	1.0	1056	$1,100	$1.04	45d	1	0.99mi
610 13th St Sioux City, IA	2.0–3.0	1.0–1.5	1329	$1,097	$0.83	44d	3	1.13mi
228 36th St Sioux City, IA	3.0	2.0	1092	$1,500	$1.37	44d	1	1.27mi
3800 Glen Oaks Blvd Sioux City, IA	1.0–2.0	1.0–2.0	768	$1,275	$1.66	44d	4	1.38mi
821 Jackson St Apt 105 Sioux City, IA	2.0	1.0	1014	$1,010	$1.00	44d	1	1.38mi

Listing history 3 events

1. 2026-04-27
   listed $139,900 Active 596-char remark
2. 2014-07-08
   soldstatus $25,000 137-char remark

   Show marketing remark (137 chars)

   2 bedroom bungalow with great potential. Convenient location, plus close to schools and shopping. This is a Fannie Mae Homepath property!

3. 2014-04-10
   listed $23,900 137-char remark

   Show marketing remark (137 chars)

   2 bedroom bungalow with great potential. Convenient location, plus close to schools and shopping. This is a Fannie Mae Homepath property!

ⓘ 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: $2,414 · $201/mo
• Projected year-2 tax: $2,414 · $201/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 1/10 Low
• 🌡 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: $13,891
• − Mortgage interest: −$7,837
• − Property taxes: −$2,414
• − Insurance: −$700
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$4,070
• Taxable loss: −$3,352
• Est. tax savings @ 24.0%: +$804
• After-tax cash flow: $-139/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

+456.5% since first listed

5 events — show timeline

• 2026-06-10 Sold (MLS) $133,000 NWIA
• 2026-05-29 Pending — NWIA
• 2026-04-27 Listed $139,900 NWIA
• 2014-07-08 Sold (MLS) $25,000 NWIA
• 2014-04-10 Listed $23,900 NWIA

Property tax history

+6.2%/yr

Latest (2025): $2,414 · +4.1% YoY. Source: county tax records.