916 N 6th St · Estherville, IA 51334

$98,700

3 bd · 2.0 ba · 1,096 sqft · SingleFamily public records · 24 Days on market

Built 1920 8,019 sqft lot Est $117k · 16% under ↓ 1% 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 +27.2/30.0
• ARV discount +14.6/15.0
• DSCR +9.4/10.0
• 1% rule +7.1/10.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedrooms, 1 bath, 2 car detached garage with tremendous potential. New water heater with updated furnace and central air as well. Good roofs and nice yard. Basement is framed and ready for drywall and has rough plumbing in place to add a second bathroom. This house is in a great neighborhood and is being sold out of an estate, so it is being sold "AS-IS". Tremendous potential for someone who is handy or looking to update a property.

Key facts

• New furnace
• Dining area
• Main level laundry

Tags

• OPEN KITCHEN
• DINING AREA
• MAIN LEVEL LAUNDRY
• UPDATED BATHROOM
• ENCLOSED PORCH
• NEW FURNACE

Property features AI

Exterior

• Parking: Detached garage; 2-car garage; Garage door opener
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One level / single story; Residential property
• Construction: Asphalt roof
• Exterior features: Patio; Porch; Lot approximately 66 x 121.5 (0.18 acre)

Interior

• Kitchen: Microwave; Refrigerator; Eat-in kitchen
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Natural gas heating; Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Window coverings; Microwave; Refrigerator; Gas water heater; Partial basement
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $97k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 5.2% in Estherville — 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 77/100 on livability (#174 in IA, #3,136 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D-, commute F.
• Estherville Lincoln Central Community School District (town): math 57% / reading 67% proficiency, ranked #229 of 289 in IA (top 79%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 45 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 11 units permitted in Emmet County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $682 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Emmet County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.
• Current owner paid $75k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $97,219 (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: 1.21% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.23%
• DSCR: 1.54
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $117,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
916 N 6th St	0.00mi	3/1.0	1,096 (0%)	1mo	$93,000	$85	95
1015 N 7th St	0.09mi	3/2.0	1,189 (+8%)	2mo	$127,500	$107	80
814 N 9th St	0.19mi	3/1.0	1,008 (-8%)	0mo	$115,000	$114	73
914 7th Ave N	0.27mi	3/1.0	1,142 (+4%)	6mo	$16,000	$14	71
802 N 11th St	0.32mi	3/2.0	1,050 (-4%)	14mo	$112,250	$107	66
1338 N 13th St	0.47mi	2/2.0 (-1)	1,163 (+6%)	1mo	$105,000	$90	62
1530 Maplecrest Dr	0.36mi	2/1.0 (-1)	1,084 (-1%)	13mo	$142,000	$131	62
620 17th Ave Ave N	0.46mi	3/1.0	1,040 (-5%)	6mo	$110,000	$106	61
1415 N 7th St	0.31mi	3/1.0	944 (-14%)	2mo	$139,000	$147	57
344 N 16th St	0.69mi	3/1.0	936 (-15%)	10mo	$110,000	$118	31
1014 Central Ave	0.66mi	2/2.0 (-1)	935 (-15%)	10mo	$75,000	$80	31
1427 4th Ave N	0.65mi	2/1.0 (-1)	945 (-14%)	13mo	$55,000	$58	27

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

Projected returns pro-forma

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

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $1,952
• Equity at exit: $14,716

10-year hold

• IRR: 11.4%
• Equity multiple: 1.90×
• Total profit: $24,816
• Equity at exit: $8,534

Cash invested: $27,636 (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 51334

• Home prices YoY: -7.7%
• Active inventory: 45
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,189 high
• Mortgage (P&I): −$518
• Tax from tax record: −$99 /mo · $1,190/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $282

Break-even live

Break-even rent $833

Max offer price $98,700

Occupancy floor 71%

Sensitivity live

Price	-10% $338	-5% $310	+0% $282	+5% $254	+10% $226
Rent	-10% $188	-5% $235	+0% $282	+5% $329	+10% $376
Rate	-1.0pp $331	-0.5pp $307	base $282	+0.5pp $256	+1.0pp $230

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: $24,675
• Closing costs: $2,961
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 N 5th St Unit 203-2110 Estherville, IA	3.0	1.0	1200	$1,355	$1.13	45d	1	0.48mi
203 N 5th St Unit 321-313 Estherville, IA	3.0	1.0	1200	$1,255	$1.05	45d	1	0.48mi
203 N 5th St Unit 203-2202 Estherville, IA	2.0	1.0	914	$1,020	$1.12	45d	1	0.48mi
203 N 5th St Unit 321-112 Estherville, IA	3.0	1.0	1200	$1,240	$1.03	45d	1	0.48mi
203 N 5th St Unit 203-2308 Estherville, IA	2.0	1.0	914	$1,050	$1.15	45d	1	0.48mi

Listing history 9 events

1. 2026-05-09
   status Pending
2. 2026-04-17
   historical Active Under Contract
3. 2026-04-14
   listed $98,700 Active
4. 2024-11-15
   soldstatus $75,000
5. 2024-03-08
   soldstatus $60,000 Closed 448-char remark

   Show marketing remark (448 chars)

   3 Bedrooms, 1 bath, 2 car detached garage with tremendous potential. New water heater with updated furnace and central air as well. Good roofs and nice yard. Basement is framed and ready for drywall and has rough plumbing in place to add a second bathroom. This house is in a great neighborhood and is being sold out of an estate, so it is being sold "AS-IS". Tremendous potential for someone who is handy or looking to update a property.

6. 2024-03-08
   soldstatus $60,000

   Show marketing remark (448 chars)

   3 Bedrooms, 1 bath, 2 car detached garage with tremendous potential. New water heater with updated furnace and central air as well. Good roofs and nice yard. Basement is framed and ready for drywall and has rough plumbing in place to add a second bathroom. This house is in a great neighborhood and is being sold out of an estate, so it is being sold "AS-IS". Tremendous potential for someone who is handy or looking to update a property.

7. 2024-02-20
   status Pending 448-char remark

   Show marketing remark (448 chars)

   3 Bedrooms, 1 bath, 2 car detached garage with tremendous potential. New water heater with updated furnace and central air as well. Good roofs and nice yard. Basement is framed and ready for drywall and has rough plumbing in place to add a second bathroom. This house is in a great neighborhood and is being sold out of an estate, so it is being sold "AS-IS". Tremendous potential for someone who is handy or looking to update a property.

8. 2024-01-31
   price $79,900 448-char remark

   Show marketing remark (448 chars)

   3 Bedrooms, 1 bath, 2 car detached garage with tremendous potential. New water heater with updated furnace and central air as well. Good roofs and nice yard. Basement is framed and ready for drywall and has rough plumbing in place to add a second bathroom. This house is in a great neighborhood and is being sold out of an estate, so it is being sold "AS-IS". Tremendous potential for someone who is handy or looking to update a property.

9. 2023-12-08
   listed $99,900 Active 448-char remark

   Show marketing remark (448 chars)

   3 Bedrooms, 1 bath, 2 car detached garage with tremendous potential. New water heater with updated furnace and central air as well. Good roofs and nice yard. Basement is framed and ready for drywall and has rough plumbing in place to add a second bathroom. This house is in a great neighborhood and is being sold out of an estate, so it is being sold "AS-IS". Tremendous potential for someone who is handy or looking to update a property.

ⓘ 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: $1,190 · $99/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$180/yr (+$15/mo · 15.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥98°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: $14,272
• − Mortgage interest: −$5,529
• − Property taxes: −$1,190
• − Insurance: −$494
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$2,871
• Taxable income: $1,905
• Est. tax owed @ 24.0%: −$457
• After-tax cash flow: $2,923/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: Estherville Lincoln Central Community School District
• NCES district ID: 1911070
• Math proficiency: 57% ▼ -1.00%
• Reading proficiency: 67% ▲ 5.00%
• Median HH income: $46,185
• Composite: 52.33/100
• National rank: #1588
• State rank: #229 of 289 in IA

Livability — Estherville

• Score: 77/100
• State rank: #174
• US rank: #3136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Estherville, IA
• Population (ZIP): 6,827

Population outlook (Emmet County) Hauer SSP2

• Today (2025): 9,084 people
• By 2030: 8,626 · -5.0%
• By 2040: 7,751 · -14.7%
• By 2050: 6,991 · -23.0%
• By 2075: 5,854 · -35.6%
• By 2100: 5,563 · -38.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 13% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 10% Iranian 3% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 8% German/W. Germanic 0%

Political lean MEDSL · Emmet

• 2024 margin: Solid R (+44.0) · D 27.5% · R 71.5% · Other 1.0%
• 2008→2024 swing: -48.0pp toward R · 2008: 3.9pp · 2024: -44.0pp
• All cycles: 2024: R+44.0 2020: R+36.0 2016: R+37.5 2012: R+8.9 2008: D+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.14%
• Current HPI: 207.0155
• 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

-1.2% since first listed

9 events — show timeline

• 2026-05-09 Pending — Iowa Great Lakes BOR
• 2026-04-17 Contingent — Iowa Great Lakes BOR
• 2026-04-14 Listed $98,700 Iowa Great Lakes BOR
• 2024-11-15 Sold (Public Records) $75,000 Public Records
• 2024-03-08 Sold (Public Records) $60,000 Public Records
• 2024-03-08 Sold (MLS) $60,000 Iowa Great Lakes BOR
• 2024-02-20 Pending — Iowa Great Lakes BOR
• 2024-01-31 Price Changed $79,900 Iowa Great Lakes BOR
• 2023-12-08 Listed $99,900 Iowa Great Lakes BOR

Property tax history

+1.5%/yr

Latest (2025): $1,190 · +3.7% YoY. Source: county tax records.