216 4th St NE · Hampton, IA 50441

$139,900

3 bd · 1.0 ba · 1,664 sqft · SingleFamily public records · 19 Days on market

Built 1918 Est $133k · 5% over

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• ARV discount +5.2/15.0
• Schools +5.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.9/10.0

Listing remarks

Full of character and charm, this 3-bedroom, 1.5-bath home features beautiful hardwood floors, a main-floor office, classic built-in buffet and decorative columns, and included kitchen appliances. Enjoy the open front porch, perfect for a swing or entertain on the private patio with an outdoor bar. Additional highlights include a walk-up attic, full basement, detached one-car garage, and major exterior updates with new roof and siding completed in 2025.

Key facts

• Built-in buffet
• Main-floor office
• Private patio

Tags

• HARDWOOD FLOORS
• MAIN-FLOOR OFFICE
• BUILT-IN BUFFET
• DECORATIVE COLUMNS
• OPEN FRONT PORCH
• PRIVATE PATIO

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding
• Exterior features: Lot approximately 8,184 square feet

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Range, Refrigerator, Washer, Dryer; Basement present
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (19.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (29.2% below list).
• Recommended offer: $99k (29.2% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 4.0% in Hampton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 72/100 on livability (#304 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Hampton-Dumont Community School District (rural): math 56% / reading 65% proficiency, ranked #243 of 289 in IA (top 84%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 35 active listings in the ZIP; 2 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($967 loan paydown + $14k appreciation (10.0% local appreciation)).
• Franklin County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,024 (29.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1918 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.71% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.70%
• DSCR: 0.79
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $133,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 4th St SE	0.27mi	3/1.0	1,760 (+6%)	3mo	$130,000	$74	76
114 7th St SE	0.34mi	3/1.5	1,536 (-8%)	1mo	$110,000	$72	68
302 2nd St SE	0.38mi	3/1.5	1,590 (-4%)	17mo	$126,900	$80	59
721 3rd St NE	0.33mi	2/2.0 (-1)	1,759 (+6%)	11mo	$139,900	$80	57
503 2nd St NE	0.19mi	4/2.0 (+1)	1,788 (+8%)	16mo	$140,000	$78	56
720 1st St NE	0.37mi	4/1.5 (+1)	1,536 (-8%)	13mo	$90,500	$59	52
1009 1st St NW	0.60mi	3/2.0	1,564 (-6%)	9mo	$143,500	$92	50
104 Wilshire Cir	0.59mi	3/2.0	1,730 (+4%)	18mo	$162,000	$94	47
1307 Vale Dr	0.60mi	3/2.0	1,875 (+13%)	0mo	$195,000	$104	46
16 2nd Ave SW	0.42mi	3/3.0	1,887 (+13%)	16mo	$85,000	$45	37
305 8th Pl Pl NW	0.57mi	2/1.5 (-1)	1,870 (+12%)	20mo	$75,000	$40	29
220 12th Ave NW	0.69mi	4/3.0 (+1)	1,900 (+14%)	8mo	$249,900	$132	25

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 2.70×
• Total profit: $66,424
• Equity at exit: $126,033

10-year hold

• IRR: 19.0%
• Equity multiple: 6.19×
• Total profit: $203,278
• Equity at exit: $271,795

Cash invested: $39,172 (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 50441

• Home prices YoY: 11.0%
• Active inventory: 35
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $990 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$144 /mo · $1,724/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $-153

Break-even live

Break-even rent $1,184

Max offer price $112,815

Occupancy floor —

Sensitivity live

Price	-10% $-74	-5% $-114	+0% $-153	+5% $-193	+10% $-233
Rent	-10% $-232	-5% $-192	+0% $-153	+5% $-114	+10% $-75
Rate	-1.0pp $-83	-0.5pp $-118	base $-153	+0.5pp $-190	+1.0pp $-226

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $139,900 Active 19 DOM
2. 2026-06-18
   days on market $139,900 Active 17 DOM
3. 2026-06-17
   days on market $139,900 Active 16 DOM
4. 2026-06-16
   days on market $139,900 Active 15 DOM
5. 2026-06-15
   days on market $139,900 Active 14 DOM
6. 2026-06-13
   days on market $139,900 Active 12 DOM
7. 2026-06-12
   days on market $139,900 Active 11 DOM
8. 2026-06-09
   days on market $139,900 Active 8 DOM
9. 2026-06-08
   days on market $139,900 Active 7 DOM
10. 2026-06-07
    days on market $139,900 Active 6 DOM
11. 2026-06-07
    days on market $139,900 Active 5 DOM
12. 2026-06-04
    days on market $139,900 Active 2 DOM
13. 2026-06-01
    remarks 457-char remark
14. 2026-06-01
    listed $139,900 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: $1,724 · $144/mo
• Projected year-2 tax: $1,960 · $163/mo
• Expected delta: +$236/yr (+$20/mo · 13.7%)

ⓘ 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 2/10 Low
• 🌡 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: $11,883
• − Mortgage interest: −$7,837
• − Property taxes: −$1,724
• − Insurance: −$700
• − Repairs & maintenance: −$951
• − Management: −$951
• − Depreciation: −$4,070
• Taxable loss: −$4,348
• Est. tax savings @ 24.0%: +$1,044
• After-tax cash flow: $-796/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: Hampton-Dumont Community School District
• NCES district ID: 1913470
• Math proficiency: 56% ▼ -11.00%
• Reading proficiency: 65% ▲ 6.00%
• Median HH income: $46,880
• Composite: 51.16/100
• National rank: #1760
• State rank: #243 of 289 in IA

Livability — Hampton

• Score: 72/100
• State rank: #304
• US rank: #5885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampton, IA
• City population: 5,363
• Population (ZIP): 5,363

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 9,779 people
• By 2030: 9,456 · -3.3%
• By 2040: 8,737 · -10.7%
• By 2050: 8,142 · -16.7%
• By 2075: 7,345 · -24.9%
• By 2100: 6,978 · -28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 22% Two or more races 10%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Portuguese 6% Iranian 3% Lithuanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 17% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+41.7) · D 28.5% · R 70.2% · Other 1.2%
• 2008→2024 swing: -43.2pp toward R · 2008: 1.4pp · 2024: -41.7pp
• All cycles: 2024: R+41.7 2020: R+35.0 2016: R+33.8 2012: R+10.9 2008: D+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 22.71%
• Current HPI: 229.541
• 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 event — show timeline

• 2026-06-01 Listed $139,900 IAR

Property tax history

+1.9%/yr

Latest (2025): $1,724 · +1.5% YoY. Source: county tax records.