1825 S Cypress St · Sioux City, IA 51106

$150,000

2 bd · 1.0 ba · 974 sqft · SingleFamily public records · 142 Days on market

Built 1929 3,920 sqft lot $154/sqft · at area comps Est $187k · 20% 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 +9.3/30.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• DSCR +2.6/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this adorable Morningside home! It’s a 4 bed, 1 bath with a carport and a beautifully landscaped yard. The AC were updated just two years ago, so major mechanicals are taken care of. It just needs a little TLC and someone ready to make it their own! selling “AS IS”

Key facts

• Updated ac
• Landscaped yard
• Updated furnace

Tags

• LANDSCAPED YARD
• UPDATED FURNACE
• UPDATED AC

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (24.5% below list).
• Recommended offer: $113k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• 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).
• This rent is only 17% of the median local income ($78k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 142 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $29k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $150k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,242 (24.5% 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 142 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.11%
• DSCR: 0.86
• GRM: 11.0

CMA / ARV

• ARV (median comp): $186,686
• List price: $150,000
• Delta: -19.65%
• 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
1800 S Cypress St	0.05mi	2/1.0	1,000 (+3%)	10mo	$200,000	$200	85
2024 S Lemon St	0.21mi	2/1.0	938 (-4%)	1mo	$195,000	$208	83
1820 S Maple St	0.10mi	3/1.0 (+1)	936 (-4%)	4mo	$160,501	$171	80
1923 Sherman Ave	0.23mi	3/1.0 (+1)	1,048 (+8%)	1mo	$132,000	$126	71
5120 Garretson Ave	0.08mi	3/1.0 (+1)	918 (-6%)	13mo	$152,000	$166	71
2300 S Clinton St	0.51mi	2/1.5	942 (-3%)	0mo	$164,000	$174	68
2419 S Cedar St	0.44mi	2/1.0	894 (-8%)	5mo	$116,000	$130	61
1507 S Hennepin St	0.49mi	2/1.0	936 (-4%)	12mo	$165,500	$177	61
4238 Davis Ave	0.56mi	2/1.0	884 (-9%)	2mo	$165,000	$187	57
2020 S Patterson St	0.64mi	3/1.0 (+1)	992 (+2%)	11mo	$167,000	$168	53
1409 S Royce St	0.74mi	2/1.0	988 (+1%)	14mo	$210,000	$213	52
4515 3rd Ave	0.45mi	3/1.0 (+1)	1,061 (+9%)	10mo	$180,000	$170	51

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: -21.5%
• Equity multiple: 0.26×
• Total profit: $-31,252
• Equity at exit: $22,365

10-year hold

• IRR: -15.2%
• Equity multiple: 0.14×
• Total profit: $-36,166
• 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: 11.0×

Monthly cashflow live

• Estimated rent: $1,132 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$154 /mo · $1,854/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-109

Break-even live

Break-even rent $1,270

Max offer price $130,744

Occupancy floor —

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 2 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	43d	1	0.33mi
1331 S Maple St Sioux City, IA	1.0–2.0	1.0–2.0	745	$965	$1.30	43d	1	0.37mi

Listing history 24 events

1. 2026-06-19
   days on market $150,000 Active 142 DOM
2. 2026-06-18
   days on market $150,000 Active 141 DOM
3. 2026-06-17
   days on market $150,000 Active 140 DOM
4. 2026-06-16
   days on market $150,000 Active 139 DOM
5. 2026-06-15
   days on market $150,000 Active 138 DOM
6. 2026-06-14
   days on market $150,000 Active 136 DOM
7. 2026-06-12
   days on market $150,000 Active 135 DOM
8. 2026-06-09
   days on market $150,000 Active 132 DOM
9. 2026-06-08
   days on market $150,000 Active 131 DOM
10. 2026-06-07
    days on market $150,000 Active 130 DOM
11. 2026-06-05
    days on market $150,000 Active 127 DOM
12. 2026-06-02
    days on market $150,000 Active 125 DOM
13. 2026-06-01
    days on market $150,000 Active 124 DOM
14. 2026-05-31
    days on market $150,000 Active 123 DOM
15. 2026-05-30
    days on market $150,000 Active 122 DOM
16. 2026-05-19
    price $150,000 293-char remark

    Show marketing remark (293 chars)

    Check out this adorable Morningside home! It’s a 4 bed, 1 bath with a carport and a beautifully landscaped yard. The AC were updated just two years ago, so major mechanicals are taken care of. It just needs a little TLC and someone ready to make it their own! selling “AS IS”

17. 2026-04-17
    price $160,000 293-char remark

    Show marketing remark (293 chars)

    Check out this adorable Morningside home! It’s a 4 bed, 1 bath with a carport and a beautifully landscaped yard. The AC were updated just two years ago, so major mechanicals are taken care of. It just needs a little TLC and someone ready to make it their own! selling “AS IS”

18. 2026-03-31
    status Active 293-char remark

    Show marketing remark (293 chars)

    Check out this adorable Morningside home! It’s a 4 bed, 1 bath with a carport and a beautifully landscaped yard. The AC were updated just two years ago, so major mechanicals are taken care of. It just needs a little TLC and someone ready to make it their own! selling “AS IS”

19. 2026-03-18
    status Pending 293-char remark

    Show marketing remark (293 chars)

    Check out this adorable Morningside home! It’s a 4 bed, 1 bath with a carport and a beautifully landscaped yard. The AC were updated just two years ago, so major mechanicals are taken care of. It just needs a little TLC and someone ready to make it their own! selling “AS IS”

20. 2026-03-13
    price $169,000 293-char remark

    Show marketing remark (293 chars)

    Check out this adorable Morningside home! It’s a 4 bed, 1 bath with a carport and a beautifully landscaped yard. The AC were updated just two years ago, so major mechanicals are taken care of. It just needs a little TLC and someone ready to make it their own! selling “AS IS”

21. 2026-01-13
    listed $179,000 Active 293-char remark

    Show marketing remark (293 chars)

    Check out this adorable Morningside home! It’s a 4 bed, 1 bath with a carport and a beautifully landscaped yard. The AC were updated just two years ago, so major mechanicals are taken care of. It just needs a little TLC and someone ready to make it their own! selling “AS IS”

22. 2025-12-29
    price $179,000
23. 2025-11-24
    listed $189,000 Active
24. 2005-06-29
    soldstatus $64,500

ⓘ 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: $1,854 · $154/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$250/yr (+$21/mo · 13.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,589
• − Mortgage interest: −$8,402
• − Property taxes: −$1,854
• − Insurance: −$750
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$4,364
• Taxable loss: −$3,955
• Est. tax savings @ 24.0%: +$949
• After-tax cash flow: $-359/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

+132.6% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $150,000 NWIA
• 2026-04-17 Price Changed $160,000 NWIA
• 2026-03-31 Relisted — NWIA
• 2026-03-18 Pending — NWIA
• 2026-03-13 Price Changed $169,000 NWIA
• 2026-01-13 Listed $179,000 NWIA
• 2025-12-29 Price Changed $179,000 NWIA
• 2025-11-24 Listed $189,000 NWIA
• 2005-06-29 Sold (Public Records) $64,500 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,854 · -25.0% YoY. Source: county tax records.