1102 4th Ave · Fredonia, IA 52738

$99,900

3 bd · 1.0 ba · 1,014 sqft · SingleFamily public records · 57 Days on market

Built 1920 0.35 ac lot $99/sqft · 26% below area Est $136k · 26% 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).

• Cash flow +15.9/30.0
• ARV discount +15.0/15.0
• Appreciation +8.5/10.0
• DSCR +4.9/10.0
• Schools +4.8/10.0
• 1% rule +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Stop Throwing Away Your Money on Rent, Put it to work for you in this delightful 2 bedroom ranch style home! Grow a garden in the spacious backyard, rock away evenings on the front porch. This spick and span newly remodeled 2 bedroom 1 bath home is ready to move into. New kitchen, new paint, LVP flooring, new furnace, new water heater, upgraded electrical, home sits on a large . 35 acre corner lot, porch entry into the large spacious kitchen, all new appliances, new fixtures and lighting, large living room, main floor primary bedroom, main floor laundry. Bonus storm shelter! Small town living yet close to everything. Take a look today and find out how easy home owning can be.

Key facts

• New furnace
• New kitchen
• Spacious backyard

Tags

• SPACIOUS BACKYARD
• FRONT PORCH
• NEW KITCHEN
• LVP FLOORING
• NEW FURNACE
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $48 ($571/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $94k (6.2% below list).
• Recommended offer: $94k (6.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#859 in IA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D+, employment D+, health & safety D+.
• Columbus Community School District (rural): math 53% / reading 60% proficiency, ranked #258 of 289 in IA (top 89%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 16 active listings in the ZIP; 9 units permitted in Louisa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($691 loan paydown + $7k appreciation (7.1% local appreciation)).
• Louisa County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $32k; list at $100k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,687 (6.2% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.04%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $135,734
• List price: $99,900
• Delta: -26.40%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

7.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.37×
• Total profit: $38,363
• Equity at exit: $69,686

10-year hold

• IRR: 18.5%
• Equity multiple: 4.90×
• Total profit: $109,229
• Equity at exit: $132,790

Cash invested: $27,972 (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 52738

• Home prices YoY: 3.6%
• Active inventory: 16
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $937 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$127 /mo · $1,524/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $48

Break-even live

Break-even rent $877

Max offer price $99,900

Occupancy floor 90%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $99,900 Active 57 DOM
2. 2026-06-17
   days on market $99,900 Active 56 DOM
3. 2026-06-16
   days on market $99,900 Active 55 DOM
4. 2026-06-15
   days on market $99,900 Active 54 DOM
5. 2026-06-13
   days on market $99,900 Active 52 DOM
6. 2026-06-12
   days on market $99,900 Active 51 DOM
7. 2026-06-09
   days on market $99,900 Active 48 DOM
8. 2026-06-08
   days on market $99,900 Active 47 DOM
9. 2026-06-07
   days on market $99,900 Active 46 DOM
10. 2026-06-07
    days on market $99,900 Active 45 DOM
11. 2026-06-04
    days on market $99,900 Active 42 DOM
12. 2026-06-02
    days on market $99,900 Active 41 DOM
13. 2026-06-01
    days on market $99,900 Active 40 DOM
14. 2026-05-31
    days on market $99,900 Active 39 DOM
15. 2026-05-31
    days on market $99,900 Active 38 DOM
16. 2026-05-11
    price $99,900 684-char remark

    Show marketing remark (684 chars)

    Stop Throwing Away Your Money on Rent, Put it to work for you in this delightful 2 bedroom ranch style home! Grow a garden in the spacious backyard, rock away evenings on the front porch. This spick and span newly remodeled 2 bedroom 1 bath home is ready to move into. New kitchen, new paint, LVP flooring, new furnace, new water heater, upgraded electrical, home sits on a large . 35 acre corner lot, porch entry into the large spacious kitchen, all new appliances, new fixtures and lighting, large living room, main floor primary bedroom, main floor laundry. Bonus storm shelter! Small town living yet close to everything. Take a look today and find out how easy home owning can be.

17. 2026-04-22
    listed $109,000 Active 684-char remark

    Show marketing remark (684 chars)

    Stop Throwing Away Your Money on Rent, Put it to work for you in this delightful 2 bedroom ranch style home! Grow a garden in the spacious backyard, rock away evenings on the front porch. This spick and span newly remodeled 2 bedroom 1 bath home is ready to move into. New kitchen, new paint, LVP flooring, new furnace, new water heater, upgraded electrical, home sits on a large . 35 acre corner lot, porch entry into the large spacious kitchen, all new appliances, new fixtures and lighting, large living room, main floor primary bedroom, main floor laundry. Bonus storm shelter! Small town living yet close to everything. Take a look today and find out how easy home owning can be.

18. 2023-04-05
    soldstatus $32,000

ⓘ 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: $1,524 · $127/mo
• Projected year-2 tax: $1,546 · $129/mo
• Expected delta: +$22/yr (+$2/mo · 1.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,242
• − Mortgage interest: −$5,596
• − Property taxes: −$1,524
• − Insurance: −$500
• − Repairs & maintenance: −$899
• − Management: −$899
• − Depreciation: −$2,906
• Taxable loss: −$1,082
• Est. tax savings @ 24.0%: +$260
• After-tax cash flow: $831/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: Columbus Community School District
• NCES district ID: 1907980
• Math proficiency: 53% ▼ -3.00%
• Reading proficiency: 60% ▲ 5.00%
• Median HH income: $47,844
• Composite: 47.95/100
• National rank: #2204
• State rank: #258 of 289 in IA

Livability — Fredonia

• Score: 59/100
• State rank: #859
• US rank: #19894

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fredonia, IA
• Population (ZIP): 3,389

Population outlook (Louisa County) Hauer SSP2

• Today (2025): 11,061 people
• By 2030: 10,869 · -1.7%
• By 2040: 10,400 · -6.0%
• By 2050: 9,878 · -10.7%
• By 2075: 9,425 · -14.8%
• By 2100: 9,584 · -13.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 55% Hispanic / Latino 36% Two or more races 8% Asian 6%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Slovak 2% Iranian 1% Portuguese 1%
• Foreign-born: 20% · Canada, Philippines
• Languages at home: 65% English-only · Spanish 30% Other Asian/Pacific 4% Other Indo-European 1%

Political lean MEDSL · Louisa

• 2024 margin: Solid R (+41.0) · D 28.8% · R 69.8% · Other 1.4%
• 2008→2024 swing: -45.2pp toward R · 2008: 4.2pp · 2024: -41.0pp
• All cycles: 2024: R+41.0 2020: R+33.3 2016: R+28.7 2012: D+0.7 2008: D+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.07%
• Current HPI: 202.0796
• 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

+212.2% since first listed

3 events — show timeline

• 2026-05-11 Price Changed $99,900 ICAARMLS
• 2026-04-22 Listed $109,000 ICAARMLS
• 2023-04-05 Sold (Public Records) $32,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,524 · +138.5% YoY. Source: county tax records.