800 12th St · Onawa, IA 51040

$65,000

1 bd · 1.0 ba · 788 sqft · SingleFamily public records · 21 Days on market

Built 1920 8,184 sqft lot Est $95k · 31% 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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Appreciation +5.4/10.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nice one bedroom, 1 bath home in nice condition on a level corner lot. Inexpensive living or great investment property. Oversize one stall garage with plenty of room for a workshop and mowers or toys. All offers to be submitted on www. HUDHomestore. gov. Case # 161-423466

Key facts

• Room for a workshop
• Level corner lot
• 8,184 sq ft lot

Tags

• LEVEL CORNER LOT
• OVERSIZE ONE STALL GARAGE
• ROOM FOR A WORKSHOP

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($927 rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#223 in IA, #4,208 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• West Monona Community School District (town): math 57% / reading 67% proficiency, ranked #240 of 289 in IA (top 83%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: West Monona Elementary (math 52% / reading 72%, grade B, #363 of 616 statewide, top 62%, 325 students, 47% FRL); West Monona Middle Sch (math 62% / reading 62%, grade B+, #175 of 246 statewide, top 72%, 105 students, 43% FRL); West Monona High School (math 57% / reading 67%, grade B-, #242 of 336 statewide, top 76%, 204 students, 50% FRL).
• Market conditions: 23 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 9 units permitted in Monona County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $978 of equity ($449 loan paydown + $529 appreciation (0.8% local appreciation)).
• Monona County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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.
4. 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.
5. 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: 1.43% ✓
• Cap rate: 11.92%
• Cash-on-cash: 20.09%
• DSCR: 1.89
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $94,560
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 14th St	0.14mi	2/1.0 (+1)	816 (+4%)	9mo	$98,000	$120	75
607 12th St	0.17mi	1/1.0	794 (+1%)	22mo	$7,500	$9	73
811 11th St	0.10mi	2/1.0 (+1)	864 (+10%)	20mo	$123,500	$143	58
1107 6th St	0.55mi	2/1.0 (+1)	842 (+7%)	10mo	$107,000	$127	50
1212 4th St	0.70mi	2/1.0 (+1)	818 (+4%)	16mo	$17,000	$21	42

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

Projected returns pro-forma

0.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 2.10×
• Total profit: $20,030
• Equity at exit: $21,561

10-year hold

• IRR: 24.9%
• Equity multiple: 3.96×
• Total profit: $53,916
• Equity at exit: $28,172

Cash invested: $18,200 (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 51040

• Home prices YoY: 0.4%
• Active inventory: 23
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $927 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $305

Break-even live

Break-even rent $541

Max offer price $65,000

Occupancy floor 62%

Sensitivity live

Price	-10% $341	-5% $323	+0% $305	+5% $286	+10% $268
Rent	-10% $231	-5% $268	+0% $305	+5% $341	+10% $378
Rate	-1.0pp $337	-0.5pp $321	base $305	+0.5pp $288	+1.0pp $271

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Iowa Ave Unit 9 Onawa, IA	1.0	1.0	528	$975	$1.85	46d	1	0.30mi
802 1st St Unit 3 Onawa, IA	2.0	1.0	800	$850	$1.06	46d	1	0.71mi

Listing history 10 events

1. 2026-04-15
   status Pending
2. 2026-04-14
   status Active
3. 2026-04-09
   status Pending
4. 2026-03-20
   listed $65,000 Active
5. 2024-11-04
   price $86,950
6. 2024-07-22
   listed $102,500 Active
7. 2023-04-05
   soldstatus $82,500
8. 2023-03-30
   soldstatus $82,500 Closed
9. 2022-11-07
   listed $84,900 Active
10. 2015-06-21
    listed $47,500

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $869 · $72/mo
• Expected delta: +$151/yr (+$13/mo · 21.1%)

ⓘ 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 3/10 Moderate 7 d/yr ≥104°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: $11,126
• − Mortgage interest: −$3,641
• − Property taxes: −$718
• − Insurance: −$325
• − Repairs & maintenance: −$890
• − Management: −$890
• − Depreciation: −$1,891
• Taxable income: $2,771
• Est. tax owed @ 24.0%: −$665
• After-tax cash flow: $2,991/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: West Monona Community School District
• NCES district ID: 1931110
• Math proficiency: 57% ▼ -1.00%
• Reading proficiency: 67% ▲ 1.00%
• Median HH income: $38,925
• Composite: 51.64/100
• National rank: #1697
• State rank: #240 of 289 in IA

Livability — Onawa

• Score: 75/100
• State rank: #223
• US rank: #4208

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Onawa, IA
• City population: 3,388
• Population (ZIP): 3,388

Population outlook (Monona County) Hauer SSP2

• Today (2025): 8,622 people
• By 2030: 8,419 · -2.4%
• By 2040: 7,994 · -7.3%
• By 2050: 7,586 · -12.0%
• By 2075: 7,204 · -16.4%
• By 2100: 6,612 · -23.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Portuguese 2% Romanian 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Monona

• 2024 margin: Solid R (+45.4) · D 26.8% · R 72.2% · Other 1.1%
• 2008→2024 swing: -43.0pp toward R · 2008: -2.4pp · 2024: -45.4pp
• All cycles: 2024: R+45.4 2020: R+38.9 2016: R+41.4 2012: R+9.7 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.81%
• Current HPI: 217.2446
• 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

+36.8% since first listed

10 events — show timeline

• 2026-04-15 Pending — NWIA
• 2026-04-14 Relisted — NWIA
• 2026-04-09 Pending — NWIA
• 2026-03-20 Listed $65,000 NWIA
• 2024-11-04 Price Changed $86,950 NWIA
• 2024-07-22 Listed $102,500 NWIA
• 2023-04-05 Sold (Public Records) $82,500 Public Records
• 2023-03-30 Sold (MLS) $82,500 NWIA
• 2022-11-07 Listed $84,900 NWIA
• 2015-06-21 Listed $47,500 SWIAR

Property tax history

+2.3%/yr

Latest (2025): $718 · -0.3% YoY. Source: county tax records.