401 Christiana Ave Ave · Bode, IA 50519

$85,000

4 bd · 2.0 ba · 2,142 sqft · SingleFamily public records · 184 Days on market

Built 1900 0.37 ac lot $40/sqft · 15% below area Est $100k · 15% under ↓ 11% since listing

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Why this score? — see what drove the A- 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 +14.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.2/10.0
• Schools +4.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Back on the market at no fault of the Seller! Come take a look at this large family home with over 2,000 sq. ft. of living space, waiting for your personal touches. There is plenty of room for everyone inside and outside. This home features 4+ bedrooms and has original hardwood flooring under the carpet and original wood trim. There is a walk-up attic that is great for storage or finish into more living space. The large living room addition is a great place to hang out with the family and outside there is a large deck for relaxing on. There is an oversized lot with a shed that has electricity and a nice 2 car garage. Call today!

Key facts

• Original wood trim
• Large deck
• Walk up attic

Tags

• ORIGINAL HARDWOOD FLOORING
• ORIGINAL WOOD TRIM
• WALK UP ATTIC
• LARGE LIVING ROOM ADDITION
• LARGE DECK
• OVERSIZED LOT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#513 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Twin Rivers Community School District (rural): math 60% / reading 40% proficiency, ranked #323 of 330 in IA (top 98%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 4 active listings in the ZIP; 13 units permitted in Humboldt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $2k appreciation (2.3% local appreciation)).
• Humboldt County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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: 1.56% ✓
• Cap rate: 12.74%
• Cash-on-cash: 23.02%
• DSCR: 2.02
• GRM: 5.3

CMA / ARV

• ARV (median comp): $100,447
• List price: $85,000
• Delta: -15.38%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 College Ave	0.09mi	4/2.0	1,998 (-7%)	15mo	$86,500	$43	72

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

Projected returns pro-forma

2.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 2.53×
• Total profit: $36,411
• Equity at exit: $35,109

10-year hold

• IRR: 29.1%
• Equity multiple: 4.89×
• Total profit: $92,656
• Equity at exit: $51,802

Cash invested: $23,800 (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 50519

• Home prices YoY: 2.0%
• Active inventory: 4
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,327 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$110 /mo · $1,326/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $456

Break-even live

Break-even rent $749

Max offer price $85,000

Occupancy floor 61%

Sensitivity live

Price	-10% $505	-5% $481	+0% $456	+5% $432	+10% $408
Rent	-10% $352	-5% $404	+0% $456	+5% $509	+10% $561
Rate	-1.0pp $499	-0.5pp $478	base $456	+0.5pp $434	+1.0pp $412

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $85,000 Active 184 DOM
2. 2026-06-18
   days on market $85,000 Active 182 DOM
3. 2026-06-17
   days on market $85,000 Active 181 DOM
4. 2026-06-16
   days on market $85,000 Active 180 DOM
5. 2026-06-15
   days on market $85,000 Active 179 DOM
6. 2026-06-13
   days on market $85,000 Active 177 DOM
7. 2026-06-12
   days on market $85,000 Active 176 DOM
8. 2026-06-09
   days on market $85,000 Active 173 DOM
9. 2026-06-08
   days on market $85,000 Active 172 DOM
10. 2026-06-07
    days on market $85,000 Active 171 DOM
11. 2026-06-05
    days on market $85,000 Active 169 DOM
12. 2026-06-04
    days on market $85,000 Active 167 DOM
13. 2026-06-02
    days on market $85,000 Active 166 DOM
14. 2026-06-01
    days on market $85,000 Active 165 DOM
15. 2026-05-31
    days on market $85,000 Active 164 DOM
16. 2026-05-31
    days on market $85,000 Active 163 DOM
17. 2026-04-27
    price $85,000 636-char remark

    Show marketing remark (636 chars)

    Back on the market at no fault of the Seller! Come take a look at this large family home with over 2,000 sq. ft. of living space, waiting for your personal touches. There is plenty of room for everyone inside and outside. This home features 4+ bedrooms and has original hardwood flooring under the carpet and original wood trim. There is a walk-up attic that is great for storage or finish into more living space. The large living room addition is a great place to hang out with the family and outside there is a large deck for relaxing on. There is an oversized lot with a shed that has electricity and a nice 2 car garage. Call today!

18. 2026-04-20
    price $90,000 636-char remark

    Show marketing remark (636 chars)

    Back on the market at no fault of the Seller! Come take a look at this large family home with over 2,000 sq. ft. of living space, waiting for your personal touches. There is plenty of room for everyone inside and outside. This home features 4+ bedrooms and has original hardwood flooring under the carpet and original wood trim. There is a walk-up attic that is great for storage or finish into more living space. The large living room addition is a great place to hang out with the family and outside there is a large deck for relaxing on. There is an oversized lot with a shed that has electricity and a nice 2 car garage. Call today!

19. 2026-01-30
    status Active 636-char remark

    Show marketing remark (636 chars)

    Back on the market at no fault of the Seller! Come take a look at this large family home with over 2,000 sq. ft. of living space, waiting for your personal touches. There is plenty of room for everyone inside and outside. This home features 4+ bedrooms and has original hardwood flooring under the carpet and original wood trim. There is a walk-up attic that is great for storage or finish into more living space. The large living room addition is a great place to hang out with the family and outside there is a large deck for relaxing on. There is an oversized lot with a shed that has electricity and a nice 2 car garage. Call today!

20. 2025-10-28
    status Pending 636-char remark

    Show marketing remark (636 chars)

    Back on the market at no fault of the Seller! Come take a look at this large family home with over 2,000 sq. ft. of living space, waiting for your personal touches. There is plenty of room for everyone inside and outside. This home features 4+ bedrooms and has original hardwood flooring under the carpet and original wood trim. There is a walk-up attic that is great for storage or finish into more living space. The large living room addition is a great place to hang out with the family and outside there is a large deck for relaxing on. There is an oversized lot with a shed that has electricity and a nice 2 car garage. Call today!

21. 2025-10-15
    historical Active Under Contract 636-char remark

    Show marketing remark (636 chars)

    Back on the market at no fault of the Seller! Come take a look at this large family home with over 2,000 sq. ft. of living space, waiting for your personal touches. There is plenty of room for everyone inside and outside. This home features 4+ bedrooms and has original hardwood flooring under the carpet and original wood trim. There is a walk-up attic that is great for storage or finish into more living space. The large living room addition is a great place to hang out with the family and outside there is a large deck for relaxing on. There is an oversized lot with a shed that has electricity and a nice 2 car garage. Call today!

22. 2025-09-15
    listed $95,000 Active 636-char remark

    Show marketing remark (636 chars)

    Back on the market at no fault of the Seller! Come take a look at this large family home with over 2,000 sq. ft. of living space, waiting for your personal touches. There is plenty of room for everyone inside and outside. This home features 4+ bedrooms and has original hardwood flooring under the carpet and original wood trim. There is a walk-up attic that is great for storage or finish into more living space. The large living room addition is a great place to hang out with the family and outside there is a large deck for relaxing on. There is an oversized lot with a shed that has electricity and a nice 2 car garage. Call today!

ⓘ 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: $1,326 · $110/mo
• Projected year-2 tax: $1,330 · $111/mo
• Expected delta: +$4/yr ($0/mo · 0.3%)

ⓘ 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 2/10 Low 7 d/yr ≥101°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: $15,921
• − Mortgage interest: −$4,761
• − Property taxes: −$1,326
• − Insurance: −$425
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$2,473
• Taxable income: $4,389
• Est. tax owed @ 24.0%: −$1,053
• After-tax cash flow: $4,424/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: Twin Rivers Community School District
• NCES district ID: 1928200
• Math proficiency: 60% ▼ -20.00%
• Reading proficiency: 40% ▼ -40.00%
• Median HH income: $45,541
• Composite: 44.42/100
• National rank: #6104
• State rank: #323 of 330 in IA

Livability — Bode

• Score: 66/100
• State rank: #513
• US rank: #11425

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bode, IA
• Population (ZIP): 713

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 (80%)
• Race & ethnicity: White 80% Two or more races 15% Hispanic / Latino 12%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Portuguese 13% Slovak 2% Iranian 1%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 12%

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: ▲ 2.34%
• Current HPI: 118.7139
• 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

-10.5% since first listed

6 events — show timeline

• 2026-04-27 Price Changed $85,000 IAR
• 2026-04-20 Price Changed $90,000 IAR
• 2026-01-30 Relisted — IAR
• 2025-10-28 Pending — IAR
• 2025-10-15 Contingent — IAR
• 2025-09-15 Listed $95,000 IAR

Property tax history

+6.0%/yr

Latest (2025): $1,326 · +1.1% YoY. Source: county tax records.