203 1st Ave W · Swea City, IA 50590

$76,900

2 bd · 2.0 ba · 1,040 sqft · SingleFamily public records · 60 Days on market

Built 1952 5,663 sqft lot Est $68k · 14% over

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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
• DSCR +10.0/10.0
• Appreciation +8.1/10.0
• 1% rule +7.4/10.0
• Schools +6.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0

Listing remarks

Refreshed and ready for a new owner. The perfect starter home offering 2 to 3 bedrooms along with 2 bathrooms all on one level. Generous eat-in kitchen including appliances. Move in ready with new carpet throughout. Larger than it looks - check it out for yourself. Available immediately.

Key facts

• 5,663 sq ft lot
• Garage
• Built 1952

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Exterior features: Vinyl siding; Lot approximately 0.13 acres (63 x 88)

Interior

• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($954 rent vs $77k).
• Recommended offer: $75k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#403 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• North Kossuth Community School District (rural): math 66% / reading 77% proficiency, ranked #138 of 289 in IA (top 48%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 6 active listings in the ZIP; 15 units permitted in Kossuth County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($532 loan paydown + $5k appreciation (6.2% local appreciation)).
• Kossuth County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 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 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,593 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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 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?
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: 1.24% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.13%
• DSCR: 1.72
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $67,600
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Ash Ave W	0.11mi	2/1.0	952 (-8%)	5mo	$50,888	$53	72
101 2nd St N	0.01mi	2/1.0	960 (-8%)	15mo	$65,000	$68	70
105 6th St S	0.25mi	2/1.0	1,014 (-2%)	17mo	$54,500	$54	66
101 Ash Ave E	0.13mi	3/1.0 (+1)	1,147 (+10%)	8mo	$74,675	$65	61

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

Projected returns pro-forma

6.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.1%
• Equity multiple: 2.92×
• Total profit: $41,299
• Equity at exit: $49,072

10-year hold

• IRR: 27.0%
• Equity multiple: 5.96×
• Total profit: $106,812
• Equity at exit: $89,626

Cash invested: $21,532 (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 50590

• Home prices YoY: 5.6%
• Active inventory: 6
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $954 medium
• Mortgage (P&I): −$403
• Tax from tax record: −$29 /mo · $350/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $289

Break-even live

Break-even rent $588

Max offer price $76,900

Occupancy floor 65%

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: $19,225
• Closing costs: $2,307
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-13
   status Pending
2. 2026-04-10
   historical Active Under Contract
3. 2026-03-14
   listed $76,900 Active
4. 2025-06-09
   listed $79,000 Active
5. 2024-04-16
   soldstatus $68,000

ⓘ 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: $350 · $29/mo
• Projected year-2 tax: $779 · $65/mo
• Expected delta: +$429/yr (+$36/mo · 122.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,453
• − Mortgage interest: −$4,308
• − Property taxes: −$350
• − Insurance: −$384
• − Repairs & maintenance: −$916
• − Management: −$916
• − Depreciation: −$2,237
• Taxable income: $2,341
• Est. tax owed @ 24.0%: −$562
• After-tax cash flow: $2,912/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: North Kossuth Community School District
• NCES district ID: 1920830
• Math proficiency: 66% ▼ -2.00%
• Reading proficiency: 77% ▲ 19.00%
• Median HH income: $41,282
• Composite: 59.74/100
• National rank: #901
• State rank: #138 of 289 in IA

Livability — Swea City

• Score: 69/100
• State rank: #403
• US rank: #8592

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Swea City, IA
• Population (ZIP): 736

Population outlook (Kossuth County) Hauer SSP2

• Today (2025): 14,667 people
• By 2030: 14,445 · -1.5%
• By 2040: 14,093 · -3.9%
• By 2050: 13,825 · -5.7%
• By 2075: 14,039 · -4.3%
• By 2100: 13,662 · -6.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 3% Hispanic / Latino 2% Native American 1%
• Common ancestry: Portuguese 10% Italian 1% Iranian 1%
• Foreign-born: 2%
• Languages at home: 98% English-only · Other Indo-European 2%

Political lean MEDSL · Kossuth

• 2024 margin: Solid R (+44.2) · D 27.3% · R 71.4% · Other 1.3%
• 2008→2024 swing: -47.4pp toward R · 2008: 3.2pp · 2024: -44.2pp
• All cycles: 2024: R+44.2 2020: R+39.4 2016: R+36.5 2012: R+12.3 2008: D+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.15%
• Current HPI: 115.7588
• 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

+13.1% since first listed

5 events — show timeline

• 2026-05-13 Pending — IAR
• 2026-04-10 Contingent — IAR
• 2026-03-14 Listed $76,900 IAR
• 2025-06-09 Listed $79,000 IAR
• 2024-04-16 Sold (Public Records) $68,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $350 · -34.0% YoY. Source: county tax records.