710 Elm St · Moorhead, IA 51558

$89,000

3 bd · 1.0 ba · 2,015 sqft · SingleFamily public records · 1 Days on market

Built 1929 0.50 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +9.6/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Full of character & potential, this 3BR home offers beautiful original woodwork, a warm & inviting feel, and a finished attic used as the 3rd BR. Enjoy the enclosed front porch--perfect for relaxing with a book or morning coffee--and a charming kitchen nook for casual dining. This home does need some TLC, but offers a great opportunity to build equity and make it your own. Being sold as-is as part of an estate. Great bones, great charm, and plenty of possibilities!

Key facts

• Finished attic
• Original woodwork
• Enclosed front porch

Tags

• ORIGINAL WOODWORK
• FINISHED ATTIC
• ENCLOSED FRONT PORCH
• CHARMING KITCHEN NOOK

Property features AI

Exterior

• Parking: Detached garage with 1 car space
• Utilities: Electricity available
• Home design: Single-family residence; One-story
• Construction: Frame construction; Composition roof
• Exterior features: Porch; Deck; Waterfront lot; Concrete road access

Interior

• Flooring: Wood
• Heating & cooling: Has heating (type: Other); No central air conditioning
• Interior features: Wood flooring; Full unfinished basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).

Location & tenants

• Location reads 60/100 on livability (#843 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• West Harrison Community School District (rural): math 55% / reading 65% proficiency, ranked #281 of 330 in IA (top 85%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: West Harrison Elementary (math 54% / reading 54%, grade C, #462 of 616 statewide, top 79%, 161 students, 55% FRL); West Harrison Middle School/High School (math 57% / reading 62%, grade C+, #263 of 336 statewide, top 81%, 148 students, 43% FRL) — zoned schools average 49% FRL vs 32% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 4 active listings in the ZIP; 9 units permitted in Monona County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($615 loan paydown + $8k appreciation (9.2% local appreciation)).
• Monona County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $52k; list at $89k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,000

Questions for the listing agent

1. Built in 1929 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.40% ✓
• Cap rate: 11.90%
• Cash-on-cash: 20.04%
• DSCR: 1.89
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.8%
• Equity multiple: 3.81×
• Total profit: $69,932
• Equity at exit: $74,825

10-year hold

• IRR: 33.0%
• Equity multiple: 8.38×
• Total profit: $183,988
• Equity at exit: $155,987

Cash invested: $24,920 (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 51558

• Home prices YoY: 5.7%
• Active inventory: 4
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,244 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$63 /mo · $756/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $416

Break-even live

Break-even rent $717

Max offer price $89,000

Occupancy floor 62%

Sensitivity live

Price	-10% $467	-5% $441	+0% $416	+5% $391	+10% $366
Rent	-10% $318	-5% $367	+0% $416	+5% $465	+10% $514
Rate	-1.0pp $461	-0.5pp $439	base $416	+0.5pp $393	+1.0pp $370

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-21
   status Pending
2. 2026-05-21
   listed $89,000 Active
3. 2006-04-25
   soldstatus $52,000

ⓘ 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: $756 · $63/mo
• Projected year-2 tax: $1,077 · $90/mo
• Expected delta: +$321/yr (+$27/mo · 42.4%)

ⓘ 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 3/10 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: $14,931
• − Mortgage interest: −$4,985
• − Property taxes: −$756
• − Insurance: −$445
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$2,589
• Taxable income: $3,766
• Est. tax owed @ 24.0%: −$904
• After-tax cash flow: $4,090/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: West Harrison Community School District
• NCES district ID: 1930960
• Math proficiency: 55% ▼ -15.00%
• Reading proficiency: 65% ▼ -10.00%
• Median HH income: $49,566
• Composite: 52.63/100
• National rank: #3352
• State rank: #281 of 330 in IA

Livability — Moorhead

• Score: 60/100
• State rank: #843
• US rank: #19381

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moorhead, IA
• Population (ZIP): 680

Population outlook (Monona County) Hauer SSP2

• Today (2025): 8,622 people
• By 2030: 8,419 · -2.4%
• By 2040: 7,994 · -7.3%
• By 2050: 7,586 · -12.0%
• By 2075: 7,204 · -16.4%
• By 2100: 6,612 · -23.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 13%
• Common ancestry: Portuguese 13% Italian 1% Slovak 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Monona

• 2024 margin: Solid R (+45.4) · D 26.8% · R 72.2% · Other 1.1%
• 2008→2024 swing: -43.0pp toward R · 2008: -2.4pp · 2024: -45.4pp
• All cycles: 2024: R+45.4 2020: R+38.9 2016: R+41.4 2012: R+9.7 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.17%
• Current HPI: 171.245
• 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

+71.2% since first listed

3 events — show timeline

• 2026-05-21 Pending — SWIAR
• 2026-05-21 Listed $89,000 SWIAR
• 2006-04-25 Sold (Public Records) $52,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $756 · +6.8% YoY. Source: county tax records.