Real Estate Investing in Sioux City, Iowa (51109)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 51109 (Sioux City, IA)? Our answer, based on the numbers below.
Strong fundamentals — affordable, appreciating, and stable. A confident pick for primary residence.
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.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Sioux City, IA (51109)?
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Market Analysis: 51109 Sioux City
ZIP 51109 in Sioux City, IA carries a significant set of headwinds. Home values near $181K and rents of $1,008/mo sit inside a market where underwriting has to be tight.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $181K asset, 51109 is the wrong submarket. If the plan prices in friction, the yield can still work.
Stepping back, 51109 offers a low basis, the region around Sioux City has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The demographic picture in 51109 includes headwinds that any investor should price in. Income distribution skews lower than Sioux City averages, and tenant stability requires active management.
Strategically, 51109 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 51109
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $104,621 | $900 | 6.2% | +7.9% | $104,621 |
| 2BR | $148,964 | $1,120 | 5.4% | +7.6% | $74,482 |
| 3BR | $190,058 | $1,360 | 5.2% | +6.9% | $63,353 |
| 4BR | $234,876 | $1,490 | 4.6% | +6.9% | $58,719 |
Market Trends
Home Value History (with trend line)
📊 How Does 51109 Compare?
| Metric | 51109 | Sioux City | Sioux City, IA-NE-SD | Iowa |
|---|---|---|---|---|
| Home Value | $180,561 | $173,056 | N/A | $227,232 |
| 5-Year CAGR | 6.5% | 5.1% | N/A | 6.0% |
| Avg Rent | $1,008 | $1,064 | N/A | - |
| Cap Rate | 4.4% | 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 51109 (Sioux City, IA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $180,561 |
| Monthly Rent | $1,008 |
| Price-to-Rent | 14.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.4% |
| 5-Year IRR | 10.9% |
📈 Home Appreciation
| 1-Year | +9.5% ▲ |
| 3-Year CAGR | +5.6% ▲ |
| 5-Year CAGR | +6.5% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.4%). 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 51109
Population: 3,731
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 51109
Schools in This ZIP Code
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
What do landlords charge for rent in Sioux City, IA?
Expect rents around $1,008/mo per month in Sioux City, IA. With home values at $181K, the yield math works out to reasonable levels for rental investors.
Are renters plentiful in Sioux City, IA?
Working renters make up the core of the Sioux City, IA tenant base. The pool is reasonable for investors targeting long-term holds.
What kind of market is Sioux City, IA for investors?
Investors tracking Sioux City, IA will find a 3.0/5 rating supported by $181K median home values and $1,008/mo rents. That profile suits long-term holders targeting predictable returns.
What approach is best for Sioux City, IA real estate?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Sioux City, IA. The numbers - $181K homes against $1,008/mo rents - support that play.
What is the typical vacancy rate in Sioux City, IA?
Sioux City, IA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
You know 51109 now. You don’t know where it ranks.
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How 51109 ranks in Sioux City, IA-NE-SD
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