1902 12th St · Eldora, IA 50627

$69,900

2 bd · 1.0 ba · 824 sqft · SingleFamily public records · 16 Days on market

Built 1900 9,240 sqft lot Est $61k · 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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Schools +5.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.0/10.0
• ARV discount +0.9/15.0

Listing remarks MLS

Welcome to this adorable ranch-style home with 824 sq ft on the main level plus a partial basement. This home is the perfect blend of comfort and practicality. Step inside to find a bright living area that flows into the kitchen and dining space, creating a warm and inviting atmosphere. The main level features 2 comfortable bedrooms and 1 full bathroom, making it a great fit for first-time buyers, downsizers, or anyone looking for a low-maintenance home. Outside, you’ll love the huge yard—plenty of space for gardening, play, pets, or future outdoor projects. A single-stall garage provides convenient parking and extra storage. If you’re looking for a cute, move-in-ready ranch with a fantastic yard and just the right amount of space, this is the one to see!

Key facts

• Huge yard
• Bright living area
• Single stall garage

Tags

• RANCH STYLE HOME
• BRIGHT LIVING AREA
• HUGE YARD
• SINGLE STALL GARAGE

Property features AI

Exterior

• Parking: Attached garage; 1-car carport
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; R-1 zoning
• Construction: Shingle roof
• Exterior features: Concrete road; 110 x 84 lot dimensions; Vertical siding

Interior

• Kitchen: Microwave; Free-standing range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Block basement; No fireplace
• Laundry & utility: Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($875 rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#336 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Eldora-New Providence Community School District (rural): math 60% / reading 66% proficiency, ranked #217 of 289 in IA (top 75%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Eldora-New Providence Elementary School (math 62% / reading 57%, grade B-, #390 of 616 statewide, top 69%, 280 students, 45% FRL); South Hardin High School (math 57% / reading 72%, grade B-, #211 of 336 statewide, top 70%, 242 students, 43% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 30 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hardin County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($69k) 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,851 (1.5% below list)

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 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.25% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.80%
• DSCR: 1.61
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $60,976
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1701 15th St	0.23mi	2/1.0	913 (+11%)	7mo	$42,000	$46	65
1005 15th St	0.64mi	2/1.0	748 (-9%)	2mo	$76,500	$102	53
2102 15th Ave	0.65mi	2/1.0	748 (-9%)	7mo	$55,000	$74	48
1510 16th Ave	0.34mi	1/1.0 (-1)	916 (+11%)	19mo	$37,000	$40	45
1817 12th Ave	0.63mi	2/1.5	750 (-9%)	14mo	$35,000	$47	42
818 16th St	0.74mi	3/2.0 (+1)	864 (+5%)	23mo	$90,000	$104	29

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: 4.0%
• Equity multiple: 1.15×
• Total profit: $3,010
• Equity at exit: $10,422

10-year hold

• IRR: 13.5%
• Equity multiple: 2.08×
• Total profit: $21,091
• Equity at exit: $6,044

Cash invested: $19,572 (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 50627

• Home prices YoY: -3.7%
• Active inventory: 30
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $875 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$70 /mo · $846/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $225

Break-even live

Break-even rent $590

Max offer price $69,900

Occupancy floor 69%

Sensitivity live

Price	-10% $265	-5% $245	+0% $225	+5% $205	+10% $185
Rent	-10% $156	-5% $190	+0% $225	+5% $260	+10% $294
Rate	-1.0pp $260	-0.5pp $243	base $225	+0.5pp $207	+1.0pp $189

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2413 Edgington Ave Eldora, IA	2.0	1.0	750	$875	$1.17	45d	1	0.95mi

Listing history 13 events

1. 2026-06-21
   days on market $69,900 Active 16 DOM
2. 2026-06-21
   days on market $69,900 Active 15 DOM
3. 2026-06-18
   days on market $69,900 Active 13 DOM
4. 2026-06-17
   days on market $69,900 Active 12 DOM
5. 2026-06-16
   days on market $69,900 Active 11 DOM
6. 2026-06-15
   days on market $69,900 Active 10 DOM
7. 2026-06-13
   days on market $69,900 Active 8 DOM
8. 2026-06-12
   days on market $69,900 Active 7 DOM
9. 2026-06-09
   days on market $69,900 Active 4 DOM
10. 2026-06-08
    days on market $69,900 Active 3 DOM
11. 2026-06-07
    days on market $69,900 Active 2 DOM
12. 2026-06-07
    remarks 681-char remark
13. 2026-06-07
    listed $69,900 Active 1 DOM

ⓘ 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: $846 · $70/mo
• Projected year-2 tax: $972 · $81/mo
• Expected delta: +$126/yr (+$10/mo · 14.9%)

ⓘ 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 3/10 Moderate 7 d/yr ≥103°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: $10,500
• − Mortgage interest: −$3,915
• − Property taxes: −$846
• − Insurance: −$350
• − Repairs & maintenance: −$840
• − Management: −$840
• − Depreciation: −$2,033
• Taxable income: $1,676
• Est. tax owed @ 24.0%: −$402
• After-tax cash flow: $2,299/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: Eldora-New Providence Community School District
• NCES district ID: 1910690
• Math proficiency: 60% ▬ 0.00%
• Reading proficiency: 66% ▲ 1.00%
• Median HH income: $48,655
• Composite: 53.42/100
• National rank: #1470
• State rank: #217 of 289 in IA

Livability — Eldora

• Score: 71/100
• State rank: #336
• US rank: #6849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eldora, IA
• City population: 3,431
• Population (ZIP): 3,431

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 17,474 people
• By 2030: 17,369 · -0.6%
• By 2040: 17,018 · -2.6%
• By 2050: 16,454 · -5.8%
• By 2075: 14,665 · -16.1%
• By 2100: 12,404 · -29.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Asian 3% Black 2% Hispanic / Latino 1%
• Common ancestry: Portuguese 4% Iranian 3% Slovak 3%
• Foreign-born: 3% · Vietnam
• Languages at home: 95% English-only · Vietnamese 1% Arabic 1% Spanish 1%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+38.4) · D 30.3% · R 68.7% · Other 1.1%
• 2008→2024 swing: -39.3pp toward R · 2008: 0.9pp · 2024: -38.4pp
• All cycles: 2024: R+38.4 2020: R+32.0 2016: R+29.2 2012: R+7.1 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.92%
• Current HPI: 155.9198
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-05 Listed $69,900 IAR
• 2026-06-05 Listed $69,900 NEIRBR as distributed by MLS GRID

Property tax history

+3.7%/yr

Latest (2025): $846 · +143.1% YoY. Source: county tax records.