307 S 5th St · Sac City, IA 50583

$54,999

3 bd · 1.0 ba · 1,130 sqft · SingleFamily public records · 5 Days on market

Built 1895 4,356 sqft lot Est $89k · 38% under

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.7/10.0
• Schools +5.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits in Sac City! This 3-bedroom, 1-bath home is full of potential and ready for its next chapter. Whether you're an investor, flipper, or buyer looking to build sweat equity, this property offers a great opportunity to bring your vision to life. The home needs some TLC and updates but has solid potential as a fixer-upper. Conveniently located and priced with its condition in mind, this property is being sold as-is. Don't miss your chance to turn this diamond in the rough into something special! Please call Emily at 727-966-7022 with any questions

Key facts

• 4,356 sq ft lot
• Built 1895
• Listed 5 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Brick and stone foundation; Asphalt shingle roof; Resale condition
• Exterior features: Asphalt road access; Residential zoning

Interior

• Bedrooms: One main level bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Forced air gas heating; Window air conditioning units
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).

Location & tenants

• Location reads 78/100 on livability (#145 in IA, #2,647 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• East Sac County Community School District (rural): math 60% / reading 68% proficiency, ranked #211 of 289 in IA (top 73%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 19 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 6 units permitted in Sac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($380 loan paydown + $5k appreciation (9.3% local appreciation)).
• Sac County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.3% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $12k; list at $55k implies a 340% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,999

Questions for the listing agent

1. Built in 1895 — 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 B-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: 2.09% ✓
• Cap rate: 18.83%
• Cash-on-cash: 44.77%
• DSCR: 2.99
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $89,270
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 S 11th St	0.40mi	3/1.0	1,118 (-1%)	15mo	$7,500	$7	67
1413 Duncomb St	0.72mi	3/1.0	1,080 (-4%)	6mo	$85,000	$79	54
1100 Hobbs St	0.51mi	3/1.0	1,260 (+12%)	19mo	$65,000	$52	41
1311 Schaller St	0.66mi	3/1.0	1,042 (-8%)	23mo	$89,500	$86	37
501 Elm Ave	0.66mi	4/2.0 (+1)	1,031 (-9%)	17mo	$115,000	$112	32

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

Projected returns pro-forma

9.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 58.3%
• Equity multiple: 5.15×
• Total profit: $63,948
• Equity at exit: $46,798

10-year hold

• IRR: 52.3%
• Equity multiple: 11.32×
• Total profit: $158,934
• Equity at exit: $98,132

Cash invested: $15,400 (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 50583

• Home prices YoY: 4.4%
• Active inventory: 19
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$21 /mo · $254/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $575

Break-even live

Break-even rent $421

Max offer price $54,999

Occupancy floor 45%

Sensitivity live

Price	-10% $606	-5% $590	+0% $575	+5% $559	+10% $543
Rent	-10% $484	-5% $529	+0% $575	+5% $620	+10% $665
Rate	-1.0pp $602	-0.5pp $588	base $575	+0.5pp $560	+1.0pp $546

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 S 11th St Apt S102 Sac City, IA	3.0	1.0	1310	$1,200	$0.92	44d	1	0.45mi
300 S 11th St Apt N103 Sac City, IA	3.0	1.0	1180	$1,150	$0.97	44d	1	0.45mi
300 S 11th St Apt N102 Sac City, IA	3.0	1.0	1093	$1,100	$1.01	44d	1	0.45mi

Listing history 5 events

1. 2026-06-21
   days on market $54,999 Active 5 DOM
2. 2026-06-18
   days on market $54,999 Active 3 DOM
3. 2026-06-17
   days on market $54,999 Active 2 DOM
4. 2026-06-16
   remarks 568-char remark
5. 2026-06-16
   listed $54,999 Active 1 DOM

ⓘ 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: $254 · $21/mo
• Projected year-2 tax: $559 · $47/mo
• Expected delta: +$305/yr (+$25/mo · 120.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥101°F today · 15 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: $13,777
• − Mortgage interest: −$3,081
• − Property taxes: −$254
• − Insurance: −$275
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$1,600
• Taxable income: $6,363
• Est. tax owed @ 24.0%: −$1,527
• After-tax cash flow: $5,367/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: East Sac County Community School District
• NCES district ID: 1929580
• Math proficiency: 60% ▼ -10.00%
• Reading proficiency: 68% ▲ 3.00%
• Median HH income: $46,988
• Composite: 54.08/100
• National rank: #1389
• State rank: #211 of 289 in IA

Livability — Sac City

• Score: 78/100
• State rank: #145
• US rank: #2647

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: Sac City, IA
• City population: 2,286
• Population (ZIP): 2,286

Population outlook (Sac County) Hauer SSP2

• Today (2025): 9,438 people
• By 2030: 9,148 · -3.1%
• By 2040: 8,660 · -8.2%
• By 2050: 8,256 · -12.5%
• By 2075: 7,832 · -17.0%
• By 2100: 7,110 · -24.7%

Race, ethnicity, and origin ACS 2023

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

Political lean MEDSL · Sac

• 2024 margin: Solid R (+51.6) · D 23.7% · R 75.3% · Other 1.1%
• 2008→2024 swing: -42.7pp toward R · 2008: -8.9pp · 2024: -51.6pp
• All cycles: 2024: R+51.6 2020: R+48.3 2016: R+47.0 2012: R+18.4 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.31%
• Current HPI: 219.2635
• 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

+340.0% since first listed

2 events — show timeline

• 2026-06-15 Listed $54,999 DMMLS
• 2019-07-17 Sold (Public Records) $12,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $254 · +4.1% YoY. Source: county tax records.