Duplex With Basement and
For Sale
$250,000
1905 Douglas St, Sioux City, IA 51104
Multi-Unit, Sioux City, IA
Property Size1,968 SF
Lot Size0.17 Acres
Price / SF$127.03
Days on Market50
Property Features for 1905 Douglas St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
North
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 4, Bedroom 1, Bedroom 2, Bathroom 1, Bathroom 2, Bedroom 3
Lot features
Fenced Yard
Elementary school
Hunt
Middle school
North Middle
High school
North High
Subdivision
Nside North
Standard status
Active
APN
894721307012
Size
1,968 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Rose Hil, Lot 5, Block 17
Tax Annual Amount
2264
Legal Description
Rose Hil, Lot 5, Block 17
Utilities
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
1900
Number of units
2
Listing Agency:
Coldwell Banker Associated Brokers · Coldwell Banker Real Estate
(712) 255-7310
Listed By:
Rosa Garcia Cabrales
(712) 281-6233
Added: Jul 17
Changed: Aug 28
Last Checked: Sep 4 at 8:06AM
MLS# 833853
Copyright © 2026 Northwest Iowa Regional Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex contains 1,968 square feet with two residential units, four bedrooms, and two bathrooms. Each unit provides living space, while the basement adds separate rooms and flexible additional area. A garage and fenced yard are included with the property. Heating is provided by forced-air equipment, and the building has central air conditioning.
Built in 1900, the property occupies 0.17 acres and is offered in its present condition. It is located near shopping and everyday necessities in Sioux City, with zoning identified as North. The layout, basement area, garage, and outdoor enclosure provide a range of existing features for an owner evaluating a residential income property.
Built in 1900, the property occupies 0.17 acres and is offered in its present condition. It is located near shopping and everyday necessities in Sioux City, with zoning identified as North. The layout, basement area, garage, and outdoor enclosure provide a range of existing features for an owner evaluating a residential income property.
Key Highlights
- Duplex with 1,968 square feet of building area
- Four bedrooms and two bathrooms
- Basement includes additional rooms and flexible space
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$14,959
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.98%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$299,180
$299.2K
Cap Rate 7%
$213,700
$213.7K
Cap Rate 9%
$166,211
$166.2K
Market Conditions
NOI Build-Up for 1,968 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$22.4K $11.40/SF
− Vacancy
−$1.1K −$0.54/SF
EGI
$21.4K $10.86/SF
− OpEx
−$6.4K −$3.26/SF
NOI
$15.0K $7.60/SF
Area
Woodbury County, IA
Vacancy
4.75%
Lease Rate
$11.40 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$299,180
Cap Rate 7%
$213,700
Cap Rate 9%
$166,211
Alternative Uses
Best Use
Multifamily LT 5
$213.7K
$187.0K – $249.3K
NOI $14,959 @ 7.0% cap · market cap 5.98%
Second Best
Apartment 5plus
$197.4K
$172.8K – $230.3K
NOI $13,820 @ 7.0% cap · market cap 5.53%
Theoretical Best
Specialty Retail
$295.7K
$258.8K – $345.0K
NOI $20,701 @ 7.0% cap · market cap 8.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
912
Businesses Nearby
Explore this area
Business Placement
Demographics for 51104, IA
23,080
Population
9,119
Households
2.5
Avg Household Size
35
Median Age
28%
College-Educated
89%
High-School Grad
7.5 sq mi
ZIP Area
3,077
Density / Sq Mi
$74,984
Median Household Income
$42,411
Median Earnings
$955
Median Rent
$193,000
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units feature central air, forced-air heating, a fenced yard, and additional basement rooms.
Where is this duplex located?
The property is located at 1905 Douglas St Sioux City, IA.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Duplex with 1,968 square feet of building area; Four bedrooms and two bathrooms; Basement includes additional rooms and flexible space
