1107 N 5th Ave Ave · Northwood, IA 50459

$53,500

1 bd · 1.0 ba · 512 sqft · SingleFamily public records · 7 Days on market

Built 1947 3,049 sqft lot $104/sqft · 17% above area Est $59k · 10% under

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Why this score? — see what drove the B+ 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).

• Cash flow +30.0/30.0
• ARV discount +11.9/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Schools +5.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks

Charming and efficiently designed, this 1-bedroom, 1-bath home offers comfortable living in a compact 662 square feet. The layout maximizes space with a good size living area, functional kitchen with appliances and single bedroom and bathroom. 512 square foot basement also gives opportunity for additional living space or great storage. A bright 3-season porch provides the perfect spot to relax and enjoy morning coffee or unwind in the evening. The property also includes a single-stall detached garage for convenient parking and extra storage. Ideal for those seeking simplicity, low maintenance, or a great investment opportunity.

Key facts

• Functional kitchen
• Basement storage
• 3-season porch

Tags

• FUNCTIONAL KITCHEN
• 3-SEASON PORCH
• DETACHED GARAGE
• BASEMENT STORAGE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Lot approximately 0.07 acres (47 x 66)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($775 rent vs $54k).

Location & tenants

• Location reads 79/100 on livability (#99 in IA, #2,022 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Northwood-Kensett Community School District (rural): math 63% / reading 74% proficiency, ranked #167 of 289 in IA (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 19 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $370 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

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

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $53,500

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.45% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.24%
• DSCR: 1.90
• GRM: 5.8

CMA / ARV

• ARV (median comp): $59,316
• List price: $53,500
• Delta: -9.81%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.5%
• Equity multiple: 1.50×
• Total profit: $7,430
• Equity at exit: $7,977

10-year hold

• IRR: 21.4%
• Equity multiple: 2.82×
• Total profit: $27,215
• Equity at exit: $4,626

Cash invested: $14,980 (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 50459

• Home prices YoY: -3.8%
• Active inventory: 19
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $775 medium
• Mortgage (P&I): −$281
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $253

Break-even live

Break-even rent $455

Max offer price $53,500

Occupancy floor 62%

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: $13,375
• Closing costs: $1,605
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-07
   status Pending 635-char remark
2. 2026-04-30
   listed $53,500 Active 635-char remark

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $760 · $63/mo
• Expected delta: +$80/yr (+$7/mo · 11.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°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: $9,299
• − Mortgage interest: −$2,997
• − Property taxes: −$680
• − Insurance: −$268
• − Repairs & maintenance: −$744
• − Management: −$744
• − Depreciation: −$1,556
• Taxable income: $2,311
• Est. tax owed @ 24.0%: −$555
• After-tax cash flow: $2,478/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: Northwood-Kensett Community School District
• NCES district ID: 1921210
• Math proficiency: 63% ▼ -1.00%
• Reading proficiency: 74% ▲ 3.00%
• Median HH income: $46,859
• Composite: 57.78/100
• National rank: #1051
• State rank: #167 of 289 in IA

Livability — Northwood

• Score: 79/100
• State rank: #99
• US rank: #2022

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Northwood, IA
• Population (ZIP): 3,027

Population outlook (Worth County) Hauer SSP2

• Today (2025): 7,751 people
• By 2030: 7,775 · +0.3%
• By 2040: 7,722 · -0.4%
• By 2050: 7,645 · -1.4%
• By 2075: 7,785 · +0.4%
• By 2100: 7,554 · -2.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2% Asian 1%
• Common ancestry: Portuguese 32% Iranian 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · German/W. Germanic 3% Other Asian/Pacific 1%

Political lean MEDSL · Worth

• 2024 margin: Strong R (+28.2) · D 35.2% · R 63.5% · Other 1.3%
• 2008→2024 swing: -50.6pp toward R · 2008: 22.4pp · 2024: -28.2pp
• All cycles: 2024: R+28.2 2020: R+25.9 2016: R+21.8 2012: D+14.5 2008: D+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.62%
• Current HPI: 216.7341
• 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

+2.8% since first listed

3 events — show timeline

• 2026-06-17 Sold (MLS) $55,000 IAR
• 2026-05-07 Pending — IAR
• 2026-04-30 Listed $53,500 IAR

Property tax history

+5.9%/yr

Latest (2025): $680 · +2.4% YoY. Source: county tax records.