304 S Iowa Ave · Eagle Grove, IA 50533

$79,900

3 bd · 3.0 ba · 1,037 sqft · SingleFamily public records · 113 Days on market

Built 1915 6,970 sqft lot $77/sqft · 16% below area Est $95k · 16% under ↓ 11% since listing

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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 +14.7/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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 MLS

This 3-bedroom, 1-bath house is up for grabs, and it might just be perfect for you! It's great for first-time buyers who like a little DIY or for investors looking for a good deal. The appliances are staying, plus there’s a one-car garage. The backyard's partially fenced, too. If you’re tired of renting, give me a shout, and we can chat about getting you a loan and making this your first home!

Key facts

• 6,970 sq ft lot
• Garage
• Built 1915

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.

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: 37 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($73k) 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 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 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 1915 — 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: 1.39% ✓
• Cap rate: 11.36%
• Cash-on-cash: 18.10%
• DSCR: 1.81
• GRM: 6.0

CMA / ARV

• ARV (median comp): $95,130
• List price: $79,900
• Delta: -16.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 S Cadwell Ave	0.11mi	3/1.0	1,122 (+8%)	13mo	$100,000	$89	62
515 NE 5th St	0.75mi	3/2.0	1,040 (+0%)	1mo	$115,000	$111	60
117 S Cadwell Ave	0.16mi	3/1.5	1,120 (+8%)	16mo	$118,500	$106	60
400 S Commercial Ave	0.10mi	2/1.0 (-1)	1,152 (+11%)	8mo	$80,000	$69	57
609 NW 2nd St	0.39mi	3/1.5	978 (-6%)	16mo	$140,000	$143	53
115 N Lincoln Ave	0.29mi	2/1.0 (-1)	1,092 (+5%)	16mo	$69,000	$63	51
411 N Iowa Ave	0.42mi	2/1.0 (-1)	911 (-12%)	6mo	$74,000	$81	42
516 N Cadwell Ave	0.51mi	2/1.0 (-1)	936 (-10%)	8mo	$60,500	$65	40
312 S Cedar Ave	0.57mi	2/1.0 (-1)	1,156 (+12%)	20mo	$126,000	$109	24

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: 9.7%
• Equity multiple: 1.38×
• Total profit: $8,557
• Equity at exit: $11,913

10-year hold

• IRR: 18.8%
• Equity multiple: 2.57×
• Total profit: $35,172
• Equity at exit: $6,908

Cash invested: $22,372 (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: 37
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$90 /mo · $1,080/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $337

Break-even live

Break-even rent $686

Max offer price $79,900

Occupancy floor 65%

Sensitivity live

Price	-10% $383	-5% $360	+0% $337	+5% $315	+10% $292
Rent	-10% $249	-5% $293	+0% $337	+5% $381	+10% $425
Rate	-1.0pp $378	-0.5pp $358	base $337	+0.5pp $317	+1.0pp $296

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 N Cadwell Ave Unit A Eagle Grove, IA	2.0	2.0	1400	$1,100	$0.79	44d	1	0.19mi
515 NE 1st St Eagle Grove, IA	3.0	1.5	1214	$1,150	$0.95	44d	1	0.59mi

Listing history 3 events

1. 2026-05-15
   price $79,900 408-char remark

   Show marketing remark (408 chars)

   This 3-bedroom, 1-bath house is up for grabs, and it might just be perfect for you! It's great for first-time buyers who like a little DIY or for investors looking for a good deal. The appliances are staying, plus there’s a one-car garage. The backyard's partially fenced, too. If you’re tired of renting, give me a shout, and we can chat about getting you a loan and making this your first home!

2. 2026-01-16
   listed $90,000 Active
3. 2026-01-15
   listed $90,000 Active 408-char remark

   Show marketing remark (408 chars)

   This 3-bedroom, 1-bath house is up for grabs, and it might just be perfect for you! It's great for first-time buyers who like a little DIY or for investors looking for a good deal. The appliances are staying, plus there’s a one-car garage. The backyard's partially fenced, too. If you’re tired of renting, give me a shout, and we can chat about getting you a loan and making this your first home!

ⓘ 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: $1,080 · $90/mo
• Projected year-2 tax: $1,167 · $97/mo
• Expected delta: +$87/yr (+$7/mo · 8.1%)

ⓘ 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 ≥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: $13,364
• − Mortgage interest: −$4,476
• − Property taxes: −$1,080
• − Insurance: −$400
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$2,324
• Taxable income: $2,946
• Est. tax owed @ 24.0%: −$707
• After-tax cash flow: $3,343/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

-11.2% since first listed

3 events — show timeline

• 2026-05-15 Price Changed $79,900 IAR
• 2026-01-16 Listed $90,000 IAR
• 2026-01-15 Listed $90,000 IAR

Property tax history

+9.4%/yr

Latest (2025): $1,080 · +3.4% YoY. Source: county tax records.