310 Main St · Linn Grove, IA 51033

$45,000

4 bd · 1.0 ba · 989 sqft · SingleFamily public records · 11 Days on market

Built 1900 0.30 ac lot $46/sqft · 48% below area ↓ 13% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• Schools +5.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Located in the quiet community of Linn Grove, this 4-bedroom, 1-bath home offers small-town charm with beautiful countryside views near the river. Situated on a good-sized lot, this property provides plenty of outdoor space to enjoy the peaceful surroundings and relaxing atmosphere. The home features newer siding and roof, adding both curb appeal and peace of mind. Inside, you’ll find a functional layout with comfortable living spaces. Enjoy the beauty of nature and quiet living. Whether you’re searching for a starter home, investment opportunity, or a peaceful place to call home, this property has plenty to offer.

Key facts

• Newer roof
• Newer siding
• Countryside views

Tags

• COUNTRYSIDE VIEWS
• OUTDOOR SPACE
• NEWER SIDING
• NEWER ROOF
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer
• Home design: Single-family residential property
• Construction: Vinyl siding construction; Metal roof
• Exterior features: Metal roof; Vinyl siding; Lot approximately 0.3 acres; Zoned R (residential)

Interior

• Bathrooms: One three-quarter bathroom
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Crawl space basement
• Laundry & utility: Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $633 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).

Location & tenants

• Location reads 63/100 on livability (#663 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, health & safety D.
• Sioux Central Community School District (rural): math 68% / reading 73% proficiency, ranked #143 of 289 in IA (top 50%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Sioux Central Elementary School (math 77% / reading 67%, grade A-, #181 of 616 statewide, top 34%, 241 students, 26% FRL); Sioux Central Middle School (math 67% / reading 72%, grade A, #113 of 246 statewide, top 49%, 141 students, 25% FRL); Sioux Central High School (math 62% / reading 77%, grade B, #152 of 336 statewide, top 52%, 274 students, 34% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: 3 active listings in the ZIP; 164 units permitted in Buena Vista County in 2024 (71 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($311 loan paydown + $1k appreciation (2.4% local appreciation)).
• Buena Vista County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,000

Questions for the listing agent

1. Built in 1900 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.59% ✓
• Cap rate: 23.17%
• Cash-on-cash: 60.28%
• DSCR: 3.68
• GRM: 3.2

CMA / ARV

• ARV (median comp): $93,044
• List price: $45,000
• Delta: -51.64%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 64.5%
• Equity multiple: 4.51×
• Total profit: $44,235
• Equity at exit: $18,633

10-year hold

• IRR: 64.6%
• Equity multiple: 9.17×
• Total profit: $102,908
• Equity at exit: $27,529

Cash invested: $12,600 (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 51033

• Home prices YoY: 1.4%
• Active inventory: 3
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,168 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$35 /mo · $416/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $633

Break-even live

Break-even rent $366

Max offer price $45,000

Occupancy floor 41%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-18
   status Pending 634-char remark
2. 2026-05-07
   listed $45,000 Active 634-char remark
3. 2025-10-23
   status Pending
4. 2025-09-30
   price $47,000
5. 2025-06-26
   status Active
6. 2025-05-22
   status Pending
7. 2025-04-30
   listed $52,000 Active

ⓘ 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: $416 · $35/mo
• Projected year-2 tax: $561 · $47/mo
• Expected delta: +$145/yr (+$12/mo · 34.9%)

ⓘ 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 ≥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: $14,011
• − Mortgage interest: −$2,521
• − Property taxes: −$416
• − Insurance: −$225
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$1,309
• Taxable income: $7,298
• Est. tax owed @ 24.0%: −$1,752
• After-tax cash flow: $5,844/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: Sioux Central Community School District
• NCES district ID: 1900023
• Math proficiency: 68% ▼ -4.00%
• Reading proficiency: 73% ▼ -3.00%
• Median HH income: $47,122
• Composite: 59.49/100
• National rank: #922
• State rank: #143 of 289 in IA

Livability — Linn Grove

• Score: 63/100
• State rank: #663
• US rank: #15386

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Linn Grove, IA
• Population (ZIP): 396

Population outlook (Buena Vista County) Hauer SSP2

• Today (2025): 20,775 people
• By 2030: 21,101 · +1.6%
• By 2040: 21,955 · +5.7%
• By 2050: 23,202 · +11.7%
• By 2075: 27,159 · +30.7%
• By 2100: 29,578 · +42.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 4% Native American 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 9% Italian 2% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Buena Vista

• 2024 margin: Solid R (+33.3) · D 32.8% · R 66.0% · Other 1.2%
• 2008→2024 swing: -31.5pp toward R · 2008: -1.8pp · 2024: -33.3pp
• All cycles: 2024: R+33.3 2020: R+25.6 2016: R+25.0 2012: R+10.4 2008: R+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.36%
• Current HPI: 173.8876
• 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

-13.5% since first listed

7 events — show timeline

• 2026-05-18 Pending — NWIA
• 2026-05-07 Listed $45,000 NWIA
• 2025-10-23 Pending — NWIA
• 2025-09-30 Price Changed $47,000 NWIA
• 2025-06-26 Relisted — NWIA
• 2025-05-22 Pending — NWIA
• 2025-04-30 Listed $52,000 NWIA

Property tax history

+7.9%/yr

Latest (2025): $416 · +3.0% YoY. Source: county tax records.