5454 22nd Ave Lot 24 · Mount Auburn, IA 52313

$84,500

1 bd · 1.0 ba · 704 sqft · SingleFamily public records · 302 Days on market

Built 2003 7,405 sqft lot $120/sqft · 6% above area Est $80k · 6% 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 +26.8/30.0
• DSCR +9.2/10.0
• Appreciation +7.1/10.0
• Schools +6.6/10.0
• 1% rule +6.0/10.0
• ARV discount +5.0/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

ON CEDAR RVER – Own the land and the 3-1/2 seasons, 2-bedroom, 1-bathroom home with river view deck, only a stone’s throw from the Cedar River located in Patten Cedar River Access a private river community. COMPLTELY FURNISHED / EVERYTHING STAYS! Features and a partial list of included items: lp fuel efficient furnace, 2 air conditioners, refrigerator, range/stove, dishwasher, microwave clothes washer & dryer, living room furniture, TVs, kitchen table & chairs, coffee maker, eating & cooking utensils, beds, bedroom furniture, outdoor furniture, private well system & septic system, riding lawn mower and more.

Key facts

• River view
• Private well system
• Septic system

Tags

• RIVER VIEW
• PRIVATE RIVER COMMUNITY
• LP FUEL EFFICIENT FURNACE
• PRIVATE WELL SYSTEM
• SEPTIC SYSTEM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($930 rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#668 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools F, amenities F, commute F.
• Vinton-Shellsburg Community School District (rural): math 79% / reading 77% proficiency, ranked #43 of 289 in IA (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 8 active listings in the ZIP; 34 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($584 loan paydown + $4k appreciation (4.2% local appreciation)).
• Benton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 302 days — a 12% lower offer ($74k) 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.
• Current owner paid $62k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 302 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.70%
• DSCR: 1.52
• GRM: 7.6

CMA / ARV

• ARV (median comp): $80,000
• List price: $84,500
• Delta: 5.62%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5454 22nd Ave Lot 24	0.00mi	2/1.0 (+1)	704 (0%)	1mo	$80,000	$114	94

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

Projected returns pro-forma

4.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.95×
• Total profit: $22,499
• Equity at exit: $43,912

10-year hold

• IRR: 16.5%
• Equity multiple: 3.72×
• Total profit: $64,238
• Equity at exit: $72,688

Cash invested: $23,660 (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 52313

• Home prices YoY: 3.2%
• Active inventory: 8
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $930 medium
• Mortgage (P&I): −$443
• Tax from tax record: −$26 /mo · $308/yr
• Insurance: −$35
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $105

Break-even live

Break-even rent $796

Max offer price $84,500

Occupancy floor 84%

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-02
   days on market $84,500 Active 302 DOM
2. 2026-06-01
   days on market $84,500 Active 301 DOM
3. 2026-05-31
   days on market $84,500 Active 300 DOM
4. 2026-05-31
   days on market $84,500 Active 299 DOM
5. 2026-02-09
   status Active 651-char remark

   Show marketing remark (651 chars)

   ON CEDAR RVER – Own the land and the 3-1/2 seasons, 2-bedroom, 1-bathroom home with river view deck, only a stone’s throw from the Cedar River located in Patten Cedar River Access a private river community. COMPLTELY FURNISHED / EVERYTHING STAYS! Features and a partial list of included items: lp fuel efficient furnace, 2 air conditioners, refrigerator, range/stove, dishwasher, microwave clothes washer & dryer, living room furniture, TVs, kitchen table & chairs, coffee maker, eating & cooking utensils, beds, bedroom furniture, outdoor furniture, private well system & septic system, riding lawn mower and more.

6. 2026-01-31
   historical 651-char remark

   Show marketing remark (651 chars)

   ON CEDAR RVER – Own the land and the 3-1/2 seasons, 2-bedroom, 1-bathroom home with river view deck, only a stone’s throw from the Cedar River located in Patten Cedar River Access a private river community. COMPLTELY FURNISHED / EVERYTHING STAYS! Features and a partial list of included items: lp fuel efficient furnace, 2 air conditioners, refrigerator, range/stove, dishwasher, microwave clothes washer & dryer, living room furniture, TVs, kitchen table & chairs, coffee maker, eating & cooking utensils, beds, bedroom furniture, outdoor furniture, private well system & septic system, riding lawn mower and more.

7. 2025-07-18
   listed $84,500 Active 651-char remark

   Show marketing remark (651 chars)

   ON CEDAR RVER – Own the land and the 3-1/2 seasons, 2-bedroom, 1-bathroom home with river view deck, only a stone’s throw from the Cedar River located in Patten Cedar River Access a private river community. COMPLTELY FURNISHED / EVERYTHING STAYS! Features and a partial list of included items: lp fuel efficient furnace, 2 air conditioners, refrigerator, range/stove, dishwasher, microwave clothes washer & dryer, living room furniture, TVs, kitchen table & chairs, coffee maker, eating & cooking utensils, beds, bedroom furniture, outdoor furniture, private well system & septic system, riding lawn mower and more.

8. 2006-11-16
   soldstatus $62,000
9. 2003-04-18
   soldstatus $20,000

ⓘ 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: $308 · $26/mo
• Projected year-2 tax: $817 · $68/mo
• Expected delta: +$509/yr (+$42/mo · 165.4%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥104°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: $11,159
• − Mortgage interest: −$4,733
• − Property taxes: −$308
• − Insurance: −$1,925
• − Repairs & maintenance: −$893
• − Management: −$893
• − Depreciation: −$2,458
• Taxable loss: −$51
• Est. tax savings @ 24.0%: +$12
• After-tax cash flow: $1,277/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: Vinton-Shellsburg Community School District
• NCES district ID: 1929310
• Math proficiency: 79% ▼ -6.00%
• Reading proficiency: 77% ▼ -1.00%
• Median HH income: $52,023
• Composite: 66.21/100
• National rank: #430
• State rank: #43 of 289 in IA

Livability — Mount Auburn

• Score: 63/100
• State rank: #668
• US rank: #15539

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 423
• Population (ZIP): 423

Population outlook (Benton County) Hauer SSP2

• Today (2025): 25,078 people
• By 2030: 24,606 · -1.9%
• By 2040: 23,425 · -6.6%
• By 2050: 21,891 · -12.7%
• By 2075: 19,482 · -22.3%
• By 2100: 17,139 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 3% Two or more races 1%
• Common ancestry: Slovak 7% Portuguese 2% Iranian 1%
• Languages at home: 98% English-only · German/W. Germanic 2%

Political lean MEDSL · Benton

• 2024 margin: Solid R (+33.2) · D 32.8% · R 66.0% · Other 1.3%
• 2008→2024 swing: -37.7pp toward R · 2008: 4.5pp · 2024: -33.2pp
• All cycles: 2024: R+33.2 2020: R+27.5 2016: R+26.0 2012: R+0.6 2008: D+4.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.22%
• Current HPI: 134.5592
• 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

+322.5% since first listed

5 events — show timeline

• 2026-02-09 Relisted — CRAAR, CDRMLS
• 2026-01-31 Delisted — CRAAR, CDRMLS
• 2025-07-18 Listed $84,500 CRAAR, CDRMLS
• 2006-11-16 Sold (Public Records) $62,000 Public Records
• 2003-04-18 Sold (Public Records) $20,000 Public Records

Property tax history

-4.5%/yr

Latest (2025): $308 · +2.7% YoY. Source: county tax records.