101 NE 6th St · Eagle Grove, IA 50533

$21,500

4 bd · 1.0 ba · 1,623 sqft · SingleFamily public records · 9 Days on market

Built 1880 0.30 ac lot

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property is an excellent opportunity for fix and flip, rental, or make it your own. Some renovations are done, with some left to do. Assessor says 4 bedrooms- floorplan currently allows some flexibility for 3 or 4. There are some materials in the house that will come in handy. This is a project, but tons of potential, and instant equity!

Key facts

• 0.3 acre lot
• Built 1880
• Listed 9 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $22k.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $22k).

Location & tenants

• Location reads 78/100 on livability (#144 in IA, #2,591 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Eagle Grove Community School District (rural): math 50% / reading 56% proficiency, ranked #274 of 289 in IA (top 95%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 38 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 23 units permitted in Wright County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $149 of loan paydown is wiped out by about $645 of value loss. Plan a longer hold.
• Wright County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $21,500

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 5.47% ✓
• Cap rate: 47.83%
• Cash-on-cash: 148.36%
• DSCR: 7.60
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $95,757
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 NE 6th St	0.00mi	4/1.0	1,623 (0%)	1mo	$15,000	$9	100
205 NE 8th St	0.17mi	3/1.5 (-1)	1,636 (+1%)	8mo	$80,000	$49	77
201 S Western Ave	0.74mi	4/1.5	1,632 (+1%)	2mo	$119,900	$73	61
821 NE 2nd St	0.56mi	3/1.5 (-1)	1,602 (-1%)	5mo	$94,500	$59	60
120 S Jackson Ave	0.55mi	3/1.5 (-1)	1,600 (-1%)	11mo	$35,000	$22	56
415 N Garfield Ave	0.49mi	3/2.0 (-1)	1,449 (-11%)	6mo	$169,000	$117	45
414 S Jackson Ave	0.73mi	4/1.5	1,805 (+11%)	3mo	$125,000	$69	42

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: —
• Equity multiple: 8.30×
• Total profit: $43,961
• Equity at exit: $3,206

10-year hold

• IRR: —
• Equity multiple: 17.53×
• Total profit: $99,484
• Equity at exit: $1,859

Cash invested: $6,020 (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 50533

• Home prices YoY: -15.6%
• Active inventory: 38
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,177 medium
• Mortgage (P&I): −$113
• Tax from tax record: −$64 /mo · $762/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $744

Break-even live

Break-even rent $234

Max offer price $21,500

Occupancy floor 32%

Sensitivity live

Price	-10% $756	-5% $750	+0% $744	+5% $738	+10% $732
Rent	-10% $651	-5% $698	+0% $744	+5% $791	+10% $837
Rate	-1.0pp $755	-0.5pp $750	base $744	+0.5pp $739	+1.0pp $733

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: $5,375
• Closing costs: $645
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 NE 1st St Eagle Grove, IA	3.0	1.5	1214	$1,150	$0.95	45d	1	0.46mi
515 Nickellane Ave Eagle Grove, IA	3.0	2.0	1692	$1,200	$0.71	45d	1	0.52mi

Listing history 2 events

1. 2026-01-08
   status Pending
2. 2025-12-30
   listed $21,500 Active

ⓘ 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: $762 · $64/mo
• Projected year-2 tax: $762 · $64/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $14,119
• − Mortgage interest: −$1,204
• − Property taxes: −$762
• − Insurance: −$108
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$625
• Taxable income: $9,161
• Est. tax owed @ 24.0%: −$2,199
• After-tax cash flow: $6,733/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: Eagle Grove Community School District
• NCES district ID: 1909990
• Math proficiency: 50% ▼ -5.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $46,241
• Composite: 44.89/100
• National rank: #2716
• State rank: #274 of 289 in IA

Livability — Eagle Grove

• Score: 78/100
• State rank: #144
• US rank: #2591

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagle Grove, IA
• City population: 3,994
• Population (ZIP): 3,994

Population outlook (Wright County) Hauer SSP2

• Today (2025): 12,154 people
• By 2030: 11,770 · -3.2%
• By 2040: 10,981 · -9.7%
• By 2050: 10,313 · -15.1%
• By 2075: 9,217 · -24.2%
• By 2100: 8,084 · -33.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 32% Two or more races 16% Asian 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Portuguese 9% Lithuanian 3% Italian 2%
• Foreign-born: 9% · Canada
• Languages at home: 72% English-only · Spanish 24% Other Asian/Pacific 3% German/W. Germanic 1%

Political lean MEDSL · Wright

• 2024 margin: Solid R (+36.5) · D 31.0% · R 67.5% · Other 1.4%
• 2008→2024 swing: -35.0pp toward R · 2008: -1.5pp · 2024: -36.5pp
• All cycles: 2024: R+36.5 2020: R+34.2 2016: R+31.9 2012: R+8.3 2008: R+1.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.82%
• Current HPI: 177.4331
• 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 events — show timeline

• 2026-01-08 Pending — IAR
• 2025-12-30 Listed $21,500 IAR

Property tax history

+5.7%/yr

Latest (2025): $762 · +4.4% YoY. Source: county tax records.