343 Howard Ave · Woden, IA 50484

$87,000

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 64 Days on market

Built 1950 8,276 sqft lot $79/sqft · 29% above area Est $68k · 29% 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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +6.9/10.0
• Schools +6.1/10.0
• Appreciation +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Come take a look at this cozy two-bedroom, one-bath ranch-style home! The main floor features a generously sized living room, dining room, kitchen, two comfortable bedrooms, and a ¾ bath. The kitchen offers ample storage with beautiful white cabinetry and stainless steel appliances. The unfinished basement provides additional space and includes the washer and dryer. Outside, you’ll find a single detached garage for added convenience. Don’t miss your chance to see this charming home—schedule your showing today!

Key facts

• 8,276 sq ft lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $82k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#775 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety C-, employment D.
• Forest City Community School District (town): math 67% / reading 78% proficiency, ranked #111 of 289 in IA (top 38%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 3 active listings in the ZIP; 11 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $601 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Hancock County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.3% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $11k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,780 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.19% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.02%
• DSCR: 1.58
• GRM: 7.0

CMA / ARV

• ARV (median comp): $67,555
• List price: $87,000
• Delta: 28.78%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
336 Way Ave	0.03mi	2/1.0 (-1)	976 (-11%)	4mo	$53,500	$55	71
633 Way Ave	0.20mi	3/1.0	1,196 (+9%)	15mo	$85,000	$71	63

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

Projected returns pro-forma

-1.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.37×
• Total profit: $9,043
• Equity at exit: $19,697

10-year hold

• IRR: 15.1%
• Equity multiple: 2.45×
• Total profit: $35,335
• Equity at exit: $19,593

Cash invested: $24,360 (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 50484

• Home prices YoY: -0.9%
• Active inventory: 3
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,035 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$60 /mo · $726/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $264

Break-even live

Break-even rent $700

Max offer price $87,000

Occupancy floor 69%

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $87,000 Active 64 DOM
2. 2026-06-17
   days on market $87,000 Active 63 DOM
3. 2026-06-16
   days on market $87,000 Active 62 DOM
4. 2026-06-15
   days on market $87,000 Active 61 DOM
5. 2026-06-13
   days on market $87,000 Active 59 DOM
6. 2026-06-12
   days on market $87,000 Active 58 DOM
7. 2026-06-09
   days on market $87,000 Active 55 DOM
8. 2026-06-08
   days on market $87,000 Active 54 DOM
9. 2026-06-07
   days on market $87,000 Active 53 DOM
10. 2026-06-07
    days on market $87,000 Active 52 DOM
11. 2026-06-04
    days on market $87,000 Active 49 DOM
12. 2026-06-02
    days on market $87,000 Active 48 DOM
13. 2026-06-01
    days on market $87,000 Active 47 DOM
14. 2026-05-31
    days on market $87,000 Active 46 DOM
15. 2026-05-31
    days on market $87,000 Active 45 DOM
16. 2026-04-23
    price $92,000 540-char remark

    Show marketing remark (540 chars)

    Come take a look at this cozy two-bedroom, one-bath ranch-style home! The main floor features a generously sized living room, dining room, kitchen, two comfortable bedrooms, and a ¾ bath. The kitchen offers ample storage with beautiful white cabinetry and stainless steel appliances. The unfinished basement provides additional space and includes the washer and dryer. Outside, you’ll find a single detached garage for added convenience. Don’t miss your chance to see this charming home—schedule your showing today!

17. 2026-04-15
    listed $98,000 Active 540-char remark

    Show marketing remark (540 chars)

    Come take a look at this cozy two-bedroom, one-bath ranch-style home! The main floor features a generously sized living room, dining room, kitchen, two comfortable bedrooms, and a ¾ bath. The kitchen offers ample storage with beautiful white cabinetry and stainless steel appliances. The unfinished basement provides additional space and includes the washer and dryer. Outside, you’ll find a single detached garage for added convenience. Don’t miss your chance to see this charming home—schedule your showing today!

18. 2021-12-13
    soldstatus $83,000
19. 2021-11-22
    soldstatus $82,700 792-char remark

    Show marketing remark (792 chars)

    You will not have to look any further! This home is charming. Everything is new, new, new. Enter the front foyer and enjoy the large living room with rays of sunshine. The kitchen/dining area has new cabinets with a mosaic back splash, and brand new appliances. The floors are also new in a wood tone vinyl tile. The main floor bathroom has been completely renovated with new cabinets, tile, and fixtures. Two bedrooms with plenty of closet space and new carpeting as well. The lower level is spotlessly clean with a new furnace, and recently painted floors and walls. The outside has brand new paint, asphalt roof, and landscaping. They also added 14 inches of insulation in the attic! The seller made special care when refurbishing this home!! Don't wait, thishome will not last long!!!

20. 2021-11-22
    soldstatus $82,700

    Show marketing remark (792 chars)

    You will not have to look any further! This home is charming. Everything is new, new, new. Enter the front foyer and enjoy the large living room with rays of sunshine. The kitchen/dining area has new cabinets with a mosaic back splash, and brand new appliances. The floors are also new in a wood tone vinyl tile. The main floor bathroom has been completely renovated with new cabinets, tile, and fixtures. Two bedrooms with plenty of closet space and new carpeting as well. The lower level is spotlessly clean with a new furnace, and recently painted floors and walls. The outside has brand new paint, asphalt roof, and landscaping. They also added 14 inches of insulation in the attic! The seller made special care when refurbishing this home!! Don't wait, thishome will not last long!!!

21. 2021-09-09
    listed $79,900 792-char remark

    Show marketing remark (792 chars)

    You will not have to look any further! This home is charming. Everything is new, new, new. Enter the front foyer and enjoy the large living room with rays of sunshine. The kitchen/dining area has new cabinets with a mosaic back splash, and brand new appliances. The floors are also new in a wood tone vinyl tile. The main floor bathroom has been completely renovated with new cabinets, tile, and fixtures. Two bedrooms with plenty of closet space and new carpeting as well. The lower level is spotlessly clean with a new furnace, and recently painted floors and walls. The outside has brand new paint, asphalt roof, and landscaping. They also added 14 inches of insulation in the attic! The seller made special care when refurbishing this home!! Don't wait, thishome will not last long!!!

22. 2021-09-09
    listed $79,900

    Show marketing remark (792 chars)

    You will not have to look any further! This home is charming. Everything is new, new, new. Enter the front foyer and enjoy the large living room with rays of sunshine. The kitchen/dining area has new cabinets with a mosaic back splash, and brand new appliances. The floors are also new in a wood tone vinyl tile. The main floor bathroom has been completely renovated with new cabinets, tile, and fixtures. Two bedrooms with plenty of closet space and new carpeting as well. The lower level is spotlessly clean with a new furnace, and recently painted floors and walls. The outside has brand new paint, asphalt roof, and landscaping. They also added 14 inches of insulation in the attic! The seller made special care when refurbishing this home!! Don't wait, thishome will not last long!!!

ⓘ 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: $726 · $60/mo
• Projected year-2 tax: $1,046 · $87/mo
• Expected delta: +$320/yr (+$27/mo · 44.1%)

ⓘ 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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,414
• − Mortgage interest: −$4,873
• − Property taxes: −$726
• − Insurance: −$435
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$2,531
• Taxable income: $1,863
• Est. tax owed @ 24.0%: −$447
• After-tax cash flow: $2,724/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: Forest City Community School District
• NCES district ID: 1911790
• Math proficiency: 67% ▼ -10.00%
• Reading proficiency: 78% ▲ 1.00%
• Median HH income: $46,674
• Composite: 61.08/100
• National rank: #789
• State rank: #111 of 289 in IA

Livability — Woden

• Score: 61/100
• State rank: #775
• US rank: #17720

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woden, IA
• Population (ZIP): 385

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 10,462 people
• By 2030: 10,154 · -2.9%
• By 2040: 9,552 · -8.7%
• By 2050: 9,034 · -13.6%
• By 2075: 8,233 · -21.3%
• By 2100: 7,050 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 12% Iranian 9% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+47.4) · D 25.7% · R 73.1% · Other 1.2%
• 2008→2024 swing: -43.8pp toward R · 2008: -3.6pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+43.9 2016: R+41.1 2012: R+13.6 2008: R+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.31%
• Current HPI: 145.1519
• 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

+15.1% since first listed

7 events — show timeline

• 2026-04-23 Price Changed $92,000 IAR
• 2026-04-15 Listed $98,000 IAR
• 2021-12-13 Sold (Public Records) $83,000 Public Records
• 2021-11-22 Sold (MLS) $82,700 IAR
• 2021-11-22 Sold (MLS) $82,700 Greater Mason BOR
• 2021-09-09 Listed $79,900 IAR
• 2021-09-09 Listed $79,900 Greater Mason BOR

Property tax history

+7.2%/yr

Latest (2025): $726 · +4.6% YoY. Source: county tax records.