306 1st Ave Ave N · Humboldt, IA 50548

$135,500

4 bd · 1.5 ba · 1,608 sqft · SingleFamily public records · 116 Days on market

Built 1910 9,488 sqft lot $84/sqft · 14% below area Est $157k · 14% under ↓ 7% since listing

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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 +16.7/30.0
• ARV discount +13.7/15.0
• Schools +6.2/10.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 4 square home is located in a nice and convenient neighborhood close to downtown, schools & churches. Has some hardwood floors. Roof approx. 5 years old. Newer kitchen cupboards, windows and furnace/CA. Back porch to enjoy the summer evenings entertainment or just enjoying the sunsets Garden shed outback. No garage but does have cement driveway. Available for immediate move-in.

Key facts

• Newer furnace
• Newer windows
• Back porch

Tags

• HARDWOOD FLOORS
• NEWER KITCHEN CUPBOARDS
• NEWER WINDOWS
• NEWER FURNACE
• BACK PORCH
• GARDEN SHED

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/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 $130k (4.4% below list).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 3.7% in Humboldt — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#34 in IA, #1,000 nationally) — a professional / high-income tenant draw. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Humboldt Community School District (town): math 75% / reading 72% proficiency, ranked #92 of 289 in IA (top 32%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 63 active listings in the ZIP; 13 units permitted in Humboldt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $937 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Humboldt County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,305 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
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: 0.96% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $157,240
• List price: $135,500
• Delta: -13.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 4th St N	0.03mi	4/2.0	1,685 (+5%)	10mo	$48,000	$28	80
5 2nd St S	0.16mi	3/1.5 (-1)	1,736 (+8%)	9mo	$140,000	$81	67
208 3rd Ave Ave N	0.17mi	3/2.5 (-1)	1,544 (-4%)	13mo	$169,000	$109	66
409 8th St. St S	0.47mi	4/2.0	1,680 (+4%)	5mo	$143,500	$85	64
607 8th St N	0.57mi	3/2.0 (-1)	1,608 (0%)	7mo	$135,000	$84	60
707 1st Ave Ave S	0.35mi	4/1.5	1,840 (+14%)	0mo	$124,000	$67	60
508 8th St N	0.53mi	4/1.0	1,530 (-5%)	7mo	$100,000	$65	59
602 6th Ave S	0.57mi	3/2.0 (-1)	1,632 (+2%)	10mo	$228,500	$140	55
501 8th St S	0.57mi	3/2.5 (-1)	1,656 (+3%)	8mo	$167,000	$101	53
509 6th Ave N	0.47mi	3/2.5 (-1)	1,501 (-7%)	8mo	$155,000	$103	52
412 3rd St St S	0.41mi	3/2.5 (-1)	1,758 (+9%)	8mo	$285,000	$162	50
512 9th St N	0.60mi	3/2.5 (-1)	1,730 (+8%)	2mo	$174,900	$101	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -12.1%
• Equity multiple: 0.56×
• Total profit: $-16,605
• Equity at exit: $20,203

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-7,507
• Equity at exit: $11,716

Cash invested: $37,940 (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 50548

• Home prices YoY: -20.0%
• Active inventory: 63
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,296 medium
• Mortgage (P&I): −$711
• Tax from tax record: −$173 /mo · $2,074/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $84

Break-even live

Break-even rent $1,190

Max offer price $135,500

Occupancy floor 89%

Sensitivity live

Price	-10% $160	-5% $122	+0% $84	+5% $45	+10% $7
Rent	-10% $-19	-5% $33	+0% $84	+5% $135	+10% $186
Rate	-1.0pp $152	-0.5pp $118	base $84	+0.5pp $49	+1.0pp $13

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: $33,875
• Closing costs: $4,065
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $135,500 Active 116 DOM
2. 2026-06-19
   days on market $135,500 Active 114 DOM
3. 2026-06-18
   days on market $135,500 Active 113 DOM
4. 2026-06-17
   days on market $135,500 Active 112 DOM
5. 2026-06-16
   days on market $135,500 Active 111 DOM
6. 2026-06-15
   days on market $135,500 Active 110 DOM
7. 2026-06-14
   days on market $135,500 Active 108 DOM
8. 2026-06-12
   days on market $135,500 Active 107 DOM
9. 2026-06-09
   days on market $135,500 Active 104 DOM
10. 2026-06-08
    days on market $135,500 Active 103 DOM
11. 2026-06-07
    days on market $135,500 Active 102 DOM
12. 2026-06-05
    days on market $135,500 Active 99 DOM
13. 2026-06-03
    days on market $135,500 Active 98 DOM
14. 2026-06-02
    days on market $135,500 Active 97 DOM
15. 2026-06-01
    days on market $135,500 Active 96 DOM
16. 2026-05-31
    days on market $135,500 Active 95 DOM
17. 2026-05-30
    days on market $135,500 Active 94 DOM
18. 2026-04-16
    price $135,500 402-char remark

    Show marketing remark (402 chars)

    This charming 4 square home is located in a nice and convenient neighborhood close to downtown, schools & churches. Has some hardwood floors. Roof approx. 5 years old. Newer kitchen cupboards, windows and furnace/CA. Back porch to enjoy the summer evenings entertainment or just enjoying the sunsets Garden shed outback. No garage but does have cement driveway. Available for immediate move-in.

19. 2026-02-24
    listed $145,500 Active 402-char remark

    Show marketing remark (402 chars)

    This charming 4 square home is located in a nice and convenient neighborhood close to downtown, schools & churches. Has some hardwood floors. Roof approx. 5 years old. Newer kitchen cupboards, windows and furnace/CA. Back porch to enjoy the summer evenings entertainment or just enjoying the sunsets Garden shed outback. No garage but does have cement driveway. Available for immediate move-in.

ⓘ 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: $2,074 · $173/mo
• Projected year-2 tax: $2,101 · $175/mo
• Expected delta: +$27/yr (+$2/mo · 1.3%)

ⓘ 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 ≥100°F today · 16 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: $15,548
• − Mortgage interest: −$7,590
• − Property taxes: −$2,074
• − Insurance: −$678
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$3,942
• Taxable loss: −$1,223
• Est. tax savings @ 24.0%: +$294
• After-tax cash flow: $1,298/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: Humboldt Community School District
• NCES district ID: 1914370
• Math proficiency: 75% ▼ -5.00%
• Reading proficiency: 72% ▼ -7.00%
• Median HH income: $48,318
• Composite: 62.13/100
• National rank: #707
• State rank: #92 of 289 in IA

Livability — Humboldt

• Score: 83/100
• State rank: #34
• US rank: #1000

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: Humboldt, IA
• City population: 5,482
• Population (ZIP): 5,482

Population outlook (Humboldt County) Hauer SSP2

• Today (2025): 9,265 people
• By 2030: 9,141 · -1.3%
• By 2040: 8,904 · -3.9%
• By 2050: 8,448 · -8.8%
• By 2075: 7,742 · -16.4%
• By 2100: 6,414 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Portuguese 14% Iranian 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Humboldt

• 2024 margin: Solid R (+50.0) · D 24.4% · R 74.4% · Other 1.2%
• 2008→2024 swing: -35.7pp toward R · 2008: -14.3pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+44.6 2016: R+46.0 2012: R+22.1 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.69%
• Current HPI: 206.5373
• 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

-6.9% since first listed

2 events — show timeline

• 2026-04-16 Price Changed $135,500 IAR
• 2026-02-24 Listed $145,500 IAR

Property tax history

+5.7%/yr

Latest (2025): $2,074 · +29.5% YoY. Source: county tax records.