2517 S Royce St · Sioux City, IA 51106

$150,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 18 Days on market

Built 1920 0.26 ac lot Est $159k · 5% 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).

• Cash flow +13.7/30.0
• ARV discount +10.0/15.0
• Schools +4.7/10.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable, move-in ready, and packed with value! This charming 3 bedroom home checks the boxes with a beautiful maple kitchen featuring stainless steel appliances, neutral décor, white trim, and six-panel doors throughout. The attached tuckunder single-stall garage, vinyl replacement windows and low-maintenance vinyl siding add to the home's appeal. What truly sets this property apart is the incredible amount of land included. In addition to the home site, the adjacent parcel at 2513 S. Royce St. is included, creating approximately . 39 acre of combined property, offering endless possibilities for outdoor living, recreation, gardening, or future expansion. Finding a home with 3 bedr

Key facts

• Maple kitchen
• 0.26 acre lot
• Garage

Tags

• MAPLE KITCHEN
• STAINLESS STEEL APPLIANCES
• ATTACHED TUCKUNDER GARAGE
• VINYL REPLACEMENT WINDOWS
• LOW-MAINTENANCE VINYL SIDING
• APPROXIMATELY .39 ACRE

Property features AI

Finance

• Financial info: Annual tax amount available

Exterior

• Parking: Attached concrete garage with 1 parking space
• Utilities: Public water; Public sewer
• Home design: Single-family residence
• Construction: Vinyl siding construction
• Exterior features: Shingle roof; Vinyl siding; Zoned residential

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: Full, unfinished basement; Main-level laundry
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $11 ($134/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 $120k (19.7% below list).
• Recommended offer: $120k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 4 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,417 (19.7% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.32%
• DSCR: 1.01
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $158,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2525 S Royce St	0.02mi	3/1.0	864 (-5%)	3mo	$185,000	$214	88
2300 S Clinton St	0.37mi	2/1.5 (-1)	942 (+3%)	0mo	$164,000	$174	70
2110 S Glass St	0.47mi	2/1.0 (-1)	920 (+1%)	7mo	$125,000	$136	66
2320 S Royce St	0.11mi	3/1.0	1,037 (+14%)	9mo	$151,500	$146	64
2419 S Cedar St	0.58mi	2/1.0 (-1)	894 (-2%)	5mo	$116,000	$130	60
3321 6th Ave	0.54mi	2/1.5 (-1)	912 (0%)	9mo	$151,000	$166	60
4238 Davis Ave	0.62mi	2/1.0 (-1)	884 (-3%)	2mo	$165,000	$187	60
2700 S Glass St	0.42mi	3/2.0	974 (+7%)	8mo	$140,000	$144	59
2024 S Lemon St	0.73mi	2/1.0 (-1)	938 (+3%)	1mo	$195,000	$208	55
3419 Garretson Ave	0.69mi	2/1.0 (-1)	990 (+9%)	6mo	$143,000	$144	44
2937 S Coral St	0.70mi	3/1.0	1,035 (+14%)	5mo	$197,750	$191	40
3115 Bushnell Ave	0.71mi	2/1.0 (-1)	786 (-14%)	1mo	$165,000	$210	38

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-23,636
• Equity at exit: $22,365

10-year hold

• IRR: -7.5%
• Equity multiple: 0.53×
• Total profit: $-19,832
• Equity at exit: $12,969

Cash invested: $42,000 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$91 /mo · $1,092/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $11

Break-even live

Break-even rent $1,190

Max offer price $150,000

Occupancy floor 94%

Sensitivity live

Price	-10% $96	-5% $54	+0% $11	+5% $-31	+10% $-74
Rent	-10% $-84	-5% $-36	+0% $11	+5% $59	+10% $106
Rate	-1.0pp $87	-0.5pp $49	base $11	+0.5pp $-28	+1.0pp $-67

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1819 S Lakeport St Apt 4 Sioux City, IA	2.0	1.0	850	$950	$1.12	44d	1	0.59mi
2807 Lincoln Way Sioux City, IA	2.0–3.0	1.0	1100	$1,245	$1.13	44d	4	1.00mi
1331 S Maple St Sioux City, IA	1.0–2.0	1.0–2.0	745	$965	$1.30	44d	1	1.11mi
1301 S Westcott St Apt 04 Sioux City, IA	2.0	1.0	793	$850	$1.07	44d	1	1.47mi

Listing history 13 events

1. 2026-06-19
   days on market $150,000 Active 18 DOM
2. 2026-06-18
   days on market $150,000 Active 17 DOM
3. 2026-06-17
   days on market $150,000 Active 16 DOM
4. 2026-06-16
   days on market $150,000 Active 15 DOM
5. 2026-06-15
   days on market $150,000 Active 14 DOM
6. 2026-06-14
   days on market $150,000 Active 12 DOM
7. 2026-06-12
   days on market $150,000 Active 11 DOM
8. 2026-06-09
   days on market $150,000 Active 8 DOM
9. 2026-06-08
   days on market $150,000 Active 7 DOM
10. 2026-06-07
    days on market $150,000 Active 6 DOM
11. 2026-06-05
    days on market $150,000 Active 3 DOM
12. 2026-06-02
    remarks 692-char remark
13. 2026-06-02
    listed $150,000 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: $1,092 · $91/mo
• Projected year-2 tax: $1,724 · $144/mo
• Expected delta: +$632/yr (+$53/mo · 57.8%)

ⓘ 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: $14,450
• − Mortgage interest: −$8,402
• − Property taxes: −$1,092
• − Insurance: −$750
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$4,364
• Taxable loss: −$2,470
• Est. tax savings @ 24.0%: +$593
• After-tax cash flow: $727/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

• 2026-06-01 Listed $150,000 NWIA

Property tax history

-3.3%/yr

Latest (2025): $1,092 · +4.0% YoY. Source: county tax records.