2139 Mckinley St · Sioux City, IA 51109

$129,500

1 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 52 Days on market

Built 1909 5,375 sqft lot Est $182k · 29% under ↓ 4% since listing

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Why this score? — see what drove the C- 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
• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.7/10.0

Listing remarks

Charming and affordable 2-bedroom, 1-bath home offering a practical layout and great outdoor space! One bedroom is located on the main floor with an additional bedroom in the basement, providing flexible options for guests, office, or hobby space. The roof is approximately 6 years old for added peace of mind. Outside, you’ll appreciate the large corner lot featuring a fenced garden area—perfect for gardening, pets, or relaxing evenings. A detached garage offers convenient parking and storage. Located on the city bus route for easy commuting and access to amenities, this home is a great opportunity for homeowners or investors alike! Selling AS-IS

Key facts

• Large corner lot
• Outdoor space
• Fenced garden area

Tags

• OUTDOOR SPACE
• LARGE CORNER LOT
• FENCED GARDEN AREA
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $102k (21.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $94k (27.2% below list).
• Recommended offer: $94k (27.2% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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: Riverside Elementary School (math 62% / reading 62%, grade B, #363 of 616 statewide, top 62%, 244 students, 73% FRL); West Middle School (math 54% / reading 54%, grade B-, #206 of 246 statewide, top 84%, 864 students, 48% FRL); West High School (math 44% / reading 58%, grade D+, #308 of 336 statewide, top 92%, 1,252 students, 76% FRL).
• Market conditions: 22 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 170 units permitted in Woodbury County in 2024 (90 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($895 loan paydown + $13k appreciation (10.0% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,338 (27.2% 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 52 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1909 — 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. 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: 0.73% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.16%
• DSCR: 0.77
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $182,160
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2139 Mckinley St	0.00mi	2/1.0 (+1)	1,012 (0%)	1mo	$110,000	$109	94
1136 Edgewater	0.34mi	2/1.0 (+1)	952 (-6%)	1mo	$155,000	$163	68
1116 Pacquette Ave	0.29mi	2/1.0 (+1)	1,056 (+4%)	8mo	$190,000	$180	68
1920 Beck St	0.40mi	2/1.0 (+1)	1,079 (+7%)	10mo	$215,000	$199	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 2.67×
• Total profit: $60,624
• Equity at exit: $116,664

10-year hold

• IRR: 18.8%
• Equity multiple: 6.14×
• Total profit: $186,367
• Equity at exit: $251,590

Cash invested: $36,260 (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 51109

• Home prices YoY: 15.2%
• Active inventory: 22
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $943 medium
• Mortgage (P&I): −$679
• Tax from tax record: −$168 /mo · $2,016/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $-156

Break-even live

Break-even rent $1,141

Max offer price $101,977

Occupancy floor —

Sensitivity live

Price	-10% $-82	-5% $-119	+0% $-156	+5% $-192	+10% $-229
Rent	-10% $-230	-5% $-193	+0% $-156	+5% $-119	+10% $-81
Rate	-1.0pp $-91	-0.5pp $-123	base $-156	+0.5pp $-189	+1.0pp $-223

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1108 River Dr S Sioux City, IA	2.0	1.0	843	$918	$1.09	45d	3	0.21mi
240 Courtyard Dr North Sioux City, SD	1.0–3.0	1.0–2.0	1031	$950	$0.92	45d	2	1.25mi
300 Dakota Dunes Blvd North Sioux City, SD	1.0–3.0	1.0–2.0	1244	$1,110	$0.89	45d	1	1.42mi

Listing history 3 events

1. 2026-04-17
   status Pending
2. 2026-03-23
   price $129,500
3. 2026-02-24
   listed $135,000 Active

ⓘ 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: $2,016 · $168/mo
• Projected year-2 tax: $2,025 · $169/mo
• Expected delta: +$9/yr (+$1/mo · 0.4%)

ⓘ 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: $11,321
• − Mortgage interest: −$7,254
• − Property taxes: −$2,016
• − Insurance: −$648
• − Repairs & maintenance: −$906
• − Management: −$906
• − Depreciation: −$3,767
• Taxable loss: −$4,176
• Est. tax savings @ 24.0%: +$1,002
• After-tax cash flow: $-867/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
• City population: 51,789
• Population (ZIP): 3,731

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 23% Two or more races 16%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Iranian 3% Lithuanian 3% Portuguese 1%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 16% Other Indo-European 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: ▲ 52.70%
• Current HPI: 399.1939
• Rent YoY: —
• Metro: —
• 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

-4.1% since first listed

3 events — show timeline

• 2026-04-17 Pending — NWIA
• 2026-03-23 Price Changed $129,500 NWIA
• 2026-02-24 Listed $135,000 NWIA

Property tax history

+6.7%/yr

Latest (2025): $2,016 · +4.3% YoY. Source: county tax records.