321 1st St NW · Hampton, IA 50441

$99,000

2 bd · 1.0 ba · 1,194 sqft · SingleFamily public records · 154 Days on market

Built 1950 $83/sqft · 13% above area Est $86k · 15% over

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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 +17.7/30.0
• Appreciation +10.0/10.0
• DSCR +5.5/10.0
• Schools +5.1/10.0
• 1% rule +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.6/15.0

Listing remarks MLS

Centrally located and within walking distance to downtown Hampton, the aquatic center, and the high school, this brick home offers convenient living in a great spot. It features 2 bedrooms, 1 bath, and a 1-car attached garage. Inside, you'll find an efficient kitchen with a pantry, a breakfast nook that also works well as an office, and a full basement with a rec room and laundry. The bedrooms are bright with hardwoods floors, and one includes built-ins. A new water heater was installed in 2025.

Key facts

• Breakfast nook
• Rec room
• Efficient kitchen

Tags

• WALKING DISTANCE TO DOWNTOWN
• EFFICIENT KITCHEN
• BREAKFAST NOOK
• FULL BASEMENT
• REC ROOM
• LAUNDRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $80 ($963/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 $95k (4.0% below list).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.0% in Hampton — 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 72/100 on livability (#304 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Hampton-Dumont Community School District (rural): math 56% / reading 65% proficiency, ranked #243 of 289 in IA (top 84%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 35 active listings in the ZIP; 2 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($684 loan paydown + $10k appreciation (10.0% local appreciation)).
• Franklin County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $57k; list at $99k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 0.96% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.47%
• DSCR: 1.15
• GRM: 8.7

CMA / ARV

• ARV (median comp): $85,785
• List price: $99,000
• Delta: 15.40%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 1st St NW	0.00mi	2/1.0	1,164 (-2%)	0mo	$84,000	$72	95
409 3rd St NW	0.13mi	2/1.0	1,118 (-6%)	2mo	$42,000	$38	82
220 5th Ave NE	0.25mi	2/1.0	1,038 (-13%)	10mo	$119,900	$116	59
419 10th Ave NE	0.52mi	2/1.0	1,076 (-10%)	7mo	$120,000	$112	54
417 S Federal St	0.53mi	3/1.5 (+1)	1,234 (+3%)	14mo	$130,000	$105	51
511 5th St SW	0.64mi	2/1.0	1,108 (-7%)	10mo	$37,900	$34	50
409 12th Ave NW	0.57mi	3/2.0 (+1)	1,280 (+7%)	9mo	$152,500	$119	44
319 3rd Ave SW	0.46mi	3/1.0 (+1)	1,023 (-14%)	7mo	$11,000	$11	44
508 3rd Ave Ave SW	0.53mi	3/1.5 (+1)	1,314 (+10%)	11mo	$95,000	$72	42
425 10th Ave NE	0.53mi	3/1.0 (+1)	1,061 (-11%)	13mo	$90,000	$85	41
1118 4th St NE	0.56mi	3/1.5 (+1)	1,326 (+11%)	16mo	$108,000	$81	34
820 2nd Ave SE	0.70mi	2/2.0	1,044 (-13%)	10mo	$129,900	$124	34

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 3.13×
• Total profit: $59,035
• Equity at exit: $89,187

10-year hold

• IRR: 23.4%
• Equity multiple: 7.13×
• Total profit: $169,841
• Equity at exit: $192,335

Cash invested: $27,720 (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 50441

• Home prices YoY: 11.0%
• Active inventory: 35
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $951 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$110 /mo · $1,324/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $80

Break-even live

Break-even rent $849

Max offer price $99,000

Occupancy floor 87%

Sensitivity live

Price	-10% $136	-5% $108	+0% $80	+5% $52	+10% $24
Rent	-10% $5	-5% $43	+0% $80	+5% $118	+10% $155
Rate	-1.0pp $130	-0.5pp $105	base $80	+0.5pp $55	+1.0pp $28

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-06
   status Pending 500-char remark

   Show marketing remark (500 chars)

   Centrally located and within walking distance to downtown Hampton, the aquatic center, and the high school, this brick home offers convenient living in a great spot. It features 2 bedrooms, 1 bath, and a 1-car attached garage. Inside, you'll find an efficient kitchen with a pantry, a breakfast nook that also works well as an office, and a full basement with a rec room and laundry. The bedrooms are bright with hardwoods floors, and one includes built-ins. A new water heater was installed in 2025.

2. 2025-12-02
   listed $99,000 Active 500-char remark

   Show marketing remark (500 chars)

   Centrally located and within walking distance to downtown Hampton, the aquatic center, and the high school, this brick home offers convenient living in a great spot. It features 2 bedrooms, 1 bath, and a 1-car attached garage. Inside, you'll find an efficient kitchen with a pantry, a breakfast nook that also works well as an office, and a full basement with a rec room and laundry. The bedrooms are bright with hardwoods floors, and one includes built-ins. A new water heater was installed in 2025.

3. 2007-06-26
   soldstatus $57,000

ⓘ 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: $1,324 · $110/mo
• Projected year-2 tax: $1,439 · $120/mo
• Expected delta: +$115/yr (+$10/mo · 8.7%)

ⓘ 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 2/10 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: $11,407
• − Mortgage interest: −$5,546
• − Property taxes: −$1,324
• − Insurance: −$495
• − Repairs & maintenance: −$913
• − Management: −$913
• − Depreciation: −$2,880
• Taxable loss: −$662
• Est. tax savings @ 24.0%: +$159
• After-tax cash flow: $1,122/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: Hampton-Dumont Community School District
• NCES district ID: 1913470
• Math proficiency: 56% ▼ -11.00%
• Reading proficiency: 65% ▲ 6.00%
• Median HH income: $46,880
• Composite: 51.16/100
• National rank: #1760
• State rank: #243 of 289 in IA

Livability — Hampton

• Score: 72/100
• State rank: #304
• US rank: #5885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampton, IA
• City population: 5,363
• Population (ZIP): 5,363

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 9,779 people
• By 2030: 9,456 · -3.3%
• By 2040: 8,737 · -10.7%
• By 2050: 8,142 · -16.7%
• By 2075: 7,345 · -24.9%
• By 2100: 6,978 · -28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 22% Two or more races 10%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Portuguese 6% Iranian 3% Lithuanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 17% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+41.7) · D 28.5% · R 70.2% · Other 1.2%
• 2008→2024 swing: -43.2pp toward R · 2008: 1.4pp · 2024: -41.7pp
• All cycles: 2024: R+41.7 2020: R+35.0 2016: R+33.8 2012: R+10.9 2008: D+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 22.71%
• Current HPI: 229.541
• 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

+73.7% since first listed

3 events — show timeline

• 2026-05-06 Pending — IAR
• 2025-12-02 Listed $99,000 IAR
• 2007-06-26 Sold (Public Records) $57,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,324 · +1.7% YoY. Source: county tax records.