1319 NW 5th Ave · Waverly, IA 50677

$127,500

4 bd · 1.0 ba · 1,362 sqft · SingleFamily public records · 1 Days on market

Built 1963 6,600 sqft lot Est $176k · 27% under

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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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Schools +6.6/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home has been used as a rental and has great rental income but also has potential to be a great family home! 5 bedrooms! Call for your private showing today!

Key facts

• Value add potential
• Flexible floor plan
• Eat in kitchen

Tags

• INVESTMENT OPPORTUNITY
• OWNER OCCUPANT OPPORTUNITY
• VALUE ADD POTENTIAL
• LIGHT RENOVATION
• FLEXIBLE FLOOR PLAN
• EAT IN KITCHEN

Property features AI

Exterior

• Parking: No designated parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Wood siding; Below-grade finished area present
• Exterior features: Metal roof; Storage structure; Level to sloped lot; Concrete and paved road access; Sidewalks in the community

Interior

• Kitchen: Dishwasher; Free-standing range; Refrigerator; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating (natural gas)
• Interior features: Eat-in kitchen; Ceiling fans
• Laundry & utility: Washer hookup on lower level; Dryer included; Basement with interior entry (partially finished, block)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Cap rate 10.8% vs local median 2.4% in Waverly — 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 86/100 on livability (#12 in IA, #406 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, commute F.
• Waverly-Shell Rock Community School District (town): math 79% / reading 74% proficiency, ranked #46 of 289 in IA (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Waverly-Shell Rock Middle School (math 79% / reading 73%, grade A, #59 of 246 statewide, top 26%, 699 students, 22% FRL); Waverly-Shell Rock Senior High School (math 79% / reading 78%, grade A-, #50 of 336 statewide, top 15%, 771 students, 20% FRL) — zoned schools at 21% FRL track the district average.
• Market conditions: 126 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 34 units permitted in Bremer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $882 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Bremer County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $70k; list at $128k implies a 82% gain — meaningful room to come down on a strong offer.

Recommended offer $127,500

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.23%
• DSCR: 1.72
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $175,698
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 NW 17th St	0.20mi	3/2.0 (-1)	1,456 (+7%)	10mo	$230,000	$158	62
502 NW 5th Ave	0.53mi	3/1.0 (-1)	1,347 (-1%)	11mo	$144,300	$107	59
2300 NW 3rd Ave	0.63mi	4/2.0	1,432 (+5%)	1mo	$195,000	$136	57
722 NW 3rd St St	0.69mi	3/2.0 (-1)	1,362 (0%)	5mo	$164,900	$121	55
1825 NW 4th Ave	0.29mi	3/1.5 (-1)	1,510 (+11%)	8mo	$195,000	$129	54
415 NW 5th St	0.53mi	4/2.0	1,498 (+10%)	4mo	$155,000	$103	52
710 SW 4th Ave	0.67mi	4/1.5	1,415 (+4%)	11mo	$200,000	$141	51
212 NW 2nd Ave Ave	0.70mi	4/1.5	1,513 (+11%)	8mo	$164,500	$109	40
607 NW 10th Ave	0.54mi	3/2.0 (-1)	1,188 (-13%)	6mo	$200,000	$168	39
417 NW 2nd Ave	0.59mi	3/1.5 (-1)	1,180 (-13%)	6mo	$148,000	$125	38
204 3rd Ave Ave NW	0.70mi	3/1.5 (-1)	1,512 (+11%)	8mo	$153,500	$102	36
1002 NW 5th St	0.64mi	3/1.5 (-1)	1,544 (+13%)	16mo	$225,000	$146	27

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: 7.2%
• Equity multiple: 1.28×
• Total profit: $10,116
• Equity at exit: $19,011

10-year hold

• IRR: 16.6%
• Equity multiple: 2.36×
• Total profit: $48,516
• Equity at exit: $11,024

Cash invested: $35,700 (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 50677

• Active inventory: 126
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,730 medium
• Mortgage (P&I): −$669
• Tax from tax record: −$162 /mo · $1,946/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $483

Break-even live

Break-even rent $1,119

Max offer price $127,500

Occupancy floor 67%

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1260 Leitha Ter Waverly, IA	3.0	2.5	1200	$1,730	$1.44	21d	2	0.78mi

Listing history 5 events

1. 2026-05-28
   status Pending
2. 2026-05-27
   listed $127,500 Active
3. 2016-12-16
   soldstatus $69,875
4. 2016-12-13
   soldstatus $70,000 163-char remark

   Show marketing remark (163 chars)

   This home has been used as a rental and has great rental income but also has potential to be a great family home! 5 bedrooms! Call for your private showing today!

5. 2016-10-03
   listed $85,000 163-char remark

   Show marketing remark (163 chars)

   This home has been used as a rental and has great rental income but also has potential to be a great family home! 5 bedrooms! Call for your private showing 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: $1,946 · $162/mo
• Projected year-2 tax: $1,974 · $164/mo
• Expected delta: +$28/yr (+$2/mo · 1.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $20,760
• − Mortgage interest: −$7,142
• − Property taxes: −$1,946
• − Insurance: −$638
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − Depreciation: −$3,709
• Taxable income: $4,004
• Est. tax owed @ 24.0%: −$961
• After-tax cash flow: $4,832/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: Waverly-Shell Rock Community School District
• NCES district ID: 1930540
• Math proficiency: 79% ▼ -3.00%
• Reading proficiency: 74% ▬ 0.00%
• Median HH income: $59,860
• Composite: 65.73/100
• National rank: #459
• State rank: #46 of 289 in IA

Livability — Waverly

• Score: 86/100
• State rank: #12
• US rank: #406

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waverly, IA
• Population (ZIP): 12,655

Population outlook (Bremer County) Hauer SSP2

• Today (2025): 25,557 people
• By 2030: 25,842 · +1.1%
• By 2040: 26,206 · +2.5%
• By 2050: 26,620 · +4.2%
• By 2075: 27,635 · +8.1%
• By 2100: 28,760 · +12.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Hispanic / Latino 3% Black 2% Asian 2%
• Common ancestry: Portuguese 5% Iranian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Bremer

• 2024 margin: Strong R (+22.2) · D 38.3% · R 60.5% · Other 1.3%
• 2008→2024 swing: -31.5pp toward R · 2008: 9.3pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+16.1 2016: R+13.9 2012: D+2.5 2008: D+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -101.54%
• Current HPI: 178.9673
• 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

+50.0% since first listed

5 events — show timeline

• 2026-05-28 Pending — NEIRBR as distributed by MLS GRID
• 2026-05-27 Listed $127,500 NEIRBR as distributed by MLS GRID
• 2016-12-16 Sold (Public Records) $69,875 Public Records
• 2016-12-13 Sold (MLS) $70,000 NEIRBR as distributed by MLS GRID
• 2016-10-03 Listed $85,000 NEIRBR as distributed by MLS GRID

Property tax history

+1.5%/yr

Latest (2025): $1,946 · +23.8% YoY. Source: county tax records.