1921 S Helen St · Sioux City, IA 51101

$120,000

2 bd · 1.0 ba · 848 sqft · SingleFamily public records · 7 Days on market

Built 1921 5,227 sqft lot Est $156k · 23% under

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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
• Cash flow +12.2/30.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Appreciation +3.8/10.0
• 1% rule +3.7/10.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Willing to do a little TLC? This 2 Bedroom 1-3/4 bath home is ready for the next owner! Move in and fix it up as you go! Being sold AS-IS

Key facts

• 5,227 sq ft lot
• Garage
• Built 1921

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-23 ($-279/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (13.5% below list).
• Recommended offer: $104k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Spalding Park Elementary (math 59% / reading 55%, grade C+, #436 of 616 statewide, top 74%, 652 students, 69% 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: 7 active listings in the ZIP; 4 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

• Local home prices are declining (-2.4%/yr); year-one equity from $830 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,849 (13.5% 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. Built in 1921 — 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. 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: 0.87% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $156,032
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1921 S Helen St	0.00mi	2/2.0	848 (0%)	1mo	$113,500	$134	95
1927 S Helen St	0.02mi	2/1.0	768 (-9%)	4mo	$150,000	$195	80
1915 S Rustin St	0.06mi	2/1.0	920 (+8%)	16mo	$100,000	$109	70
3117 Orleans Ave	0.12mi	2/1.0	720 (-15%)	7mo	$117,500	$163	63
3115 Bushnell Ave	0.52mi	2/1.0	786 (-7%)	1mo	$165,000	$210	63
2623 Peters Ave	0.39mi	1/1.0 (-1)	866 (+2%)	13mo	$98,000	$113	62
1119 S Cecelia St	0.62mi	2/1.0	894 (+5%)	1mo	$167,500	$187	61
3321 6th Ave	0.38mi	2/1.5	912 (+8%)	9mo	$151,000	$166	60
2110 S Glass St	0.46mi	2/1.0	920 (+8%)	7mo	$125,000	$136	59
2221 S Alice St	0.23mi	2/1.0	928 (+9%)	19mo	$171,000	$184	58
2211 S Alice St	0.21mi	2/1.0	727 (-14%)	12mo	$169,500	$233	56
3323 4th Ave	0.32mi	2/1.0	768 (-9%)	17mo	$165,000	$215	55

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

Projected returns pro-forma

-2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.47×
• Total profit: $-17,656
• Equity at exit: $21,343

10-year hold

• IRR: -5.9%
• Equity multiple: 0.57×
• Total profit: $-14,341
• Equity at exit: $16,400

Cash invested: $33,600 (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 51101

• Home prices YoY: -1.9%
• Active inventory: 7
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,038 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$164 /mo · $1,972/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $-23

Break-even live

Break-even rent $1,068

Max offer price $115,898

Occupancy floor 97%

Sensitivity live

Price	-10% $45	-5% $11	+0% $-23	+5% $-57	+10% $-91
Rent	-10% $-105	-5% $-64	+0% $-23	+5% $18	+10% $59
Rate	-1.0pp $37	-0.5pp $7	base $-23	+0.5pp $-54	+1.0pp $-86

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 S Westcott St Apt 04 Sioux City, IA	2.0	1.0	793	$850	$1.07	45d	1	0.60mi
2807 Lincoln Way Sioux City, IA	2.0–3.0	1.0	1100	$1,055	$0.96	45d	4	0.81mi
700 S Linn St Sioux City, IA	2.0	2.0	926	$1,400	$1.51	45d	1	0.95mi
1819 S Lakeport St Apt 4 Sioux City, IA	2.0	1.0	850	$950	$1.12	45d	1	1.21mi

Listing history 2 events

1. 2026-04-09
   status Pending
2. 2026-04-02
   listed $120,000 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: $1,972 · $164/mo
• Projected year-2 tax: $1,972 · $164/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 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: $12,462
• − Mortgage interest: −$6,722
• − Property taxes: −$1,972
• − Insurance: −$600
• − Repairs & maintenance: −$997
• − Management: −$997
• − Depreciation: −$3,491
• Taxable loss: −$2,317
• Est. tax savings @ 24.0%: +$556
• After-tax cash flow: $277/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): 1,077

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 55% Pacific Islander 16% Hispanic / Latino 11% Two or more races 8% Black 7% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 3% Lithuanian 2% Iranian 1%
• Foreign-born: 4% · Philippines, Canada
• Languages at home: 88% English-only · Spanish 8% Other Asian/Pacific 2% Tagalog/Filipino 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: ▼ -2.36%
• Current HPI: 124.9183
• 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

2 events — show timeline

• 2026-04-09 Pending — NWIA
• 2026-04-02 Listed $120,000 NWIA

Property tax history

+6.1%/yr

Latest (2025): $1,972 · +26.1% YoY. Source: county tax records.