Real Estate Investing in Sioux City, Iowa (51104)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 51104 (Sioux City, IA)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Sioux City, IA (51104)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 51104 Sioux City
The 51104 ZIP covers a section of Sioux City that demands careful diligence. Prices near $231K look accessible, but the work to make a deal cash flow is real.
The investment case in 51104 is resilient only for operators who understand what they are buying. A $231K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 51104 sits on the difficult end of the IA spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
From a cash-flow lens, 22,792 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategically, 51104 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Sioux City:
Property Strategy for 51104
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $162,183 | $1,140 | 5.1% | +6.1% | $81,092 |
| 3BR | $225,705 | $1,370 | 4.4% | +6.3% | $75,235 |
| 4BR | $272,267 | $1,510 | 4.0% | +6.4% | $68,067 |
| 5BR | $332,408 | — | — | +6.6% | $66,482 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 51104 Compare?
| Metric | 51104 | Sioux City | Sioux City, IA-NE-SD | Iowa |
|---|---|---|---|---|
| Home Value | $230,735 | $173,056 | N/A | $227,232 |
| 5-Year CAGR | 5.4% | 5.1% | N/A | 6.0% |
| Avg Rent | $1,236 | $1,064 | N/A | - |
| Cap Rate | 4.2% | 4.2% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 51104 (Sioux City, IA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $230,735 |
| Monthly Rent | $1,236 |
| Price-to-Rent | 15.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.2% |
| 5-Year IRR | 9.6% |
📈 Home Appreciation
| 1-Year | +6.1% ▲ |
| 3-Year CAGR | +4.1% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 Rent Trends
| 1-Year | -0.1% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.2%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 51104
Population: 22,792
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 51104
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Hunt Elementary School
Irving Elementary School
Liberty Elementary School
Loess Hills Elementary
Unity Elementary School
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,587 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Should investors consider Sioux City, IA?
Our data puts Sioux City, IA at 3.0/5 for investability. Home prices of $231K and rents around $1,236/mo create a solid backdrop for investor activity.
What approach is best for Sioux City, IA real estate?
Most investors in Sioux City, IA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Where do rents currently stand in Sioux City, IA?
Sioux City, IA rentals go for roughly $1,236/mo a month. That puts gross yield in solid territory relative to $231K acquisition costs.
Are landlord laws favorable in Sioux City, IA?
IA law landlord-friendly for landlords, and Sioux City inherits those rules. Investors should still review local ordinances for rental licensing.
Where do home prices stand in Sioux City, IA?
Homes in Sioux City, IA typically sell near $231K. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
You know 51104 now. You don’t know where it ranks.
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How 51104 ranks in Sioux City, IA-NE-SD
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