107 Main St · Lake View, IA 51450

$150,000

3 bd · 1.0 ba · 1,415 sqft · SingleFamily public records · 41 Days on market

Built 1888 3,600 sqft lot $106/sqft · 9% below area Est $165k · 9% under

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Why this score? — see what drove the C 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 +13.7/30.0
• ARV discount +11.6/15.0
• Appreciation +9.1/10.0
• Schools +5.4/10.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Simply Satisfying - This inviting Lake View home offers a comfortable layout making the most of the main floor spaces. Inside, you’ll find an open floor plan featuring an updated kitchen, seperate dining room, main floor bedroom, laundry, and an updated 3/4 bath with walk in shower. The covered front porch and patio provide sensible spaces to relax, entertain, or simply enjoy a quiet evening at home. Located near downtown amenities and close to Sauk Rail Trail, this property offers convenient access to shopping, dining, recreation, and all the small town favorites that make the area so enjoyable.

Key facts

• Covered front porch
• Open floor plan
• Separate dining room

Tags

• LAKE VIEW
• OPEN FLOOR PLAN
• UPDATED KITCHEN
• SEPARATE DINING ROOM
• COVERED FRONT PORCH
• CONVENIENT ACCESS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and a half levels; One-story listed
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Patio; Porch; Public-maintained road

Interior

• Kitchen: Refrigerator
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Dryer; Refrigerator; Washer; Unfinished, partial basement; Basement present
• Laundry & utility: Main-level laundry; Washer and Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $12 ($147/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (23.0% below list).
• Recommended offer: $116k (23.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#178 in IA, #3,209 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: 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.
• Zoned schools: East Sac County Elementary (math 62% / reading 57%, grade B-, #390 of 616 statewide, top 69%, 424 students, 36% FRL); East Sac County High School (math 57% / reading 72%, grade B-, #211 of 336 statewide, top 70%, 394 students, 46% FRL).
• Market conditions: 11 active listings in the ZIP; 6 units permitted in Sac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (8.2% 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 (8.2% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $150k implies a 733% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1888 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,531 (23.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1888 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.77% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.35%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (median comp): $165,000
• List price: $150,000
• Delta: -9.09%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Vine St	0.10mi	3/2.0	1,372 (-3%)	0mo	$170,000	$124	86
205 3rd St	0.18mi	3/2.0	1,268 (-10%)	6mo	$165,000	$130	66
721 High St	0.41mi	3/2.0	1,626 (+15%)	4mo	$195,000	$120	48

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

Projected returns pro-forma

8.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 2.52×
• Total profit: $63,922
• Equity at exit: $115,467

10-year hold

• IRR: 19.0%
• Equity multiple: 5.40×
• Total profit: $184,814
• Equity at exit: $230,654

Cash invested: $42,000 (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 51450

• Home prices YoY: 4.0%
• Active inventory: 11
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$51 /mo · $616/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $12

Break-even live

Break-even rent $1,140

Max offer price $150,000

Occupancy floor 94%

Sensitivity live

Price	-10% $97	-5% $55	+0% $12	+5% $-30	+10% $-73
Rent	-10% $-79	-5% $-33	+0% $12	+5% $58	+10% $104
Rate	-1.0pp $88	-0.5pp $50	base $12	+0.5pp $-27	+1.0pp $-66

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $150,000 Active 41 DOM
2. 2026-06-21
   days on market $150,000 Active 40 DOM
3. 2026-06-21
   days on market $150,000 Active 39 DOM
4. 2026-06-18
   days on market $150,000 Active 37 DOM
5. 2026-06-17
   days on market $150,000 Active 36 DOM
6. 2026-06-16
   days on market $150,000 Active 35 DOM
7. 2026-06-15
   days on market $150,000 Active 34 DOM
8. 2026-06-13
   days on market $150,000 Active 32 DOM
9. 2026-06-12
   days on market $150,000 Active 31 DOM
10. 2026-06-09
    days on market $150,000 Active 28 DOM
11. 2026-06-08
    days on market $150,000 Active 27 DOM
12. 2026-06-07
    days on market $150,000 Active 26 DOM
13. 2026-06-07
    days on market $150,000 Active 25 DOM
14. 2026-06-04
    days on market $150,000 Active 22 DOM
15. 2026-06-02
    days on market $150,000 Active 21 DOM
16. 2026-06-01
    days on market $150,000 Active 20 DOM
17. 2026-05-31
    days on market $150,000 Active 19 DOM
18. 2026-05-31
    days on market $150,000 Active 18 DOM
19. 2026-05-12
    listed $150,000 Active 609-char remark
20. 2003-12-05
    soldstatus $18,000
21. 2002-02-16
    soldstatus $18,000

ⓘ 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: $616 · $51/mo
• Projected year-2 tax: $1,486 · $124/mo
• Expected delta: +$870/yr (+$72/mo · 141.2%)

ⓘ 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 · 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: $13,864
• − Mortgage interest: −$8,402
• − Property taxes: −$616
• − Insurance: −$750
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$4,364
• Taxable loss: −$2,486
• Est. tax savings @ 24.0%: +$597
• After-tax cash flow: $744/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 — Lake View

• Score: 77/100
• State rank: #178
• US rank: #3209

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake View, IA
• Population (ZIP): 1,532

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Iranian 4% Slovak 1% Scottish 1%
• Foreign-born: 0%

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: ▲ 8.15%
• Current HPI: 212.9116
• 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

+733.3% since first listed

3 events — show timeline

• 2026-05-12 Listed $150,000 Iowa Great Lakes BOR
• 2003-12-05 Sold (Public Records) $18,000 Public Records
• 2002-02-16 Sold (Public Records) $18,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $616 · -9.4% YoY. Source: county tax records.