1514 7th Ave · Belle Plaine, IA 52208

$93,000

2 bd · 1.0 ba · 1,091 sqft · SingleFamily public records · 41 Days on market

Built 1860 0.26 ac lot $85/sqft · at area comps Est $89k · at est.

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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 +17.0/30.0
• Appreciation +10.0/10.0
• Schools +5.9/10.0
• ARV discount +5.5/15.0
• DSCR +5.3/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Conveniently located directly across from a park, this ranch-style home offers a comfortable and functional layout with tasteful updates throughout. You’ll appreciate the tall ceilings, attractive LVP flooring, natural light and crisp white thick trim that create a bright and welcoming feel. Upon entering, you will appreciate the convenient drop zone area to keep everyday items organized and easily accessible. The spacious living room feature a large window that allow for abundant natural light. The kitchen includes appliances, ample white cabinetry, and a window above the sink overlooking the oversized, flat backyard. Generous dining area offers plenty of space for everyday living an

Key facts

• Across from a park
• 0.26 acre lot
• Built 1860

Tags

• ACROSS FROM A PARK
• OVERSIZED FLAT BACKYARD
• DEDICATED LAUNDRY ROOM
• AMPLE WHITE CABINETRY

Property features AI

Finance

• HOA & community: Association fee paid annually

Exterior

• Parking: Off-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Wood siding; Block foundation; Built with block basement (full, unfinished)
• Exterior features: Level lot; Shed(s); Street lights; Sidewalks; Park nearby

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Master downstairs
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating with forced air; Wall/window cooling unit(s)
• Interior features: High ceilings; Entrance foyer; Master bedroom on main level; Other interior features
• Laundry & utility: Main level laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $63 ($757/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (8.6% below list).
• Recommended offer: $85k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.7% in Belle Plaine — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#215 in IA, #3,962 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Belle Plaine Community School District (rural): math 68% / reading 74% proficiency, ranked #144 of 289 in IA (top 50%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Longfellow Elementary School (math 72% / reading 72%, grade A-, #181 of 616 statewide, top 34%, 286 students, 44% FRL); Belle Plaine Jr/Sr High School (math 62% / reading 77%, grade B, #152 of 336 statewide, top 52%, 193 students, 35% FRL).
• Market conditions: 33 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 34 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($643 loan paydown + $9k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago 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 $17k; list at $93k implies a 447% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000 (8.6% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1860 — 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. 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?
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: 0.91% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.91%
• DSCR: 1.13
• GRM: 9.1

CMA / ARV

• ARV (median comp): $89,025
• List price: $93,000
• Delta: 4.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1613 7th Ave	0.10mi	2/1.0	1,000 (-8%)	14mo	$115,000	$115	70
1502 6th Ave	0.09mi	3/1.5 (+1)	1,020 (-6%)	12mo	$123,500	$121	68
409 11th St	0.39mi	3/1.0 (+1)	1,065 (-2%)	12mo	$102,000	$96	63
904 10th St	0.46mi	3/1.5 (+1)	1,093 (+0%)	10mo	$130,000	$119	63
1512 7th Ave	0.01mi	3/2.0 (+1)	1,201 (+10%)	14mo	$87,000	$72	62
1406 4th Ave	0.25mi	3/1.0 (+1)	1,019 (-7%)	13mo	$119,900	$118	62
1305 11th Ave	0.43mi	2/1.0	984 (-10%)	5mo	$60,000	$61	60
605 9th St	0.50mi	2/1.0	1,152 (+6%)	10mo	$151,000	$131	59
1606 13th Ave	0.52mi	2/2.0	1,044 (-4%)	10mo	$147,777	$142	56
705 10th St	0.43mi	3/1.5 (+1)	1,176 (+8%)	6mo	$110,000	$94	55
608 6th Ave	0.72mi	2/1.0	1,108 (+2%)	15mo	$136,000	$123	51
1609 11th Ave	0.39mi	2/2.0	1,214 (+11%)	10mo	$105,000	$86	51

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: 26.4%
• Equity multiple: 3.10×
• Total profit: $54,658
• Equity at exit: $83,782

10-year hold

• IRR: 23.1%
• Equity multiple: 7.06×
• Total profit: $157,783
• Equity at exit: $180,679

Cash invested: $26,040 (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 52208

• Home prices YoY: 5.4%
• Active inventory: 33
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $63

Break-even live

Break-even rent $770

Max offer price $93,000

Occupancy floor 88%

Sensitivity live

Price	-10% $116	-5% $89	+0% $63	+5% $37	+10% $10
Rent	-10% $-4	-5% $29	+0% $63	+5% $97	+10% $130
Rate	-1.0pp $110	-0.5pp $87	base $63	+0.5pp $39	+1.0pp $14

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1409 12th Ave Apt 2 Belle Plaine, IA	2.0	1.0	700	$850	$1.21	22d	1	0.48mi
1307 12th Ave Unit 1409-M03 Belle Plaine, IA	2.0	1.0	800	$850	$1.06	15d	1	0.50mi

Listing history 23 events

1. 2026-06-21
   days on market $93,000 Active 41 DOM
2. 2026-06-21
   days on market $93,000 Active 40 DOM
3. 2026-06-18
   days on market $93,000 Active 38 DOM
4. 2026-06-17
   days on market $93,000 Active 37 DOM
5. 2026-06-16
   days on market $93,000 Active 36 DOM
6. 2026-06-15
   days on market $93,000 Active 35 DOM
7. 2026-06-13
   days on market $93,000 Active 33 DOM
8. 2026-06-12
   days on market $93,000 Active 32 DOM
9. 2026-06-09
   days on market $93,000 Active 29 DOM
10. 2026-06-08
    days on market $93,000 Active 28 DOM
11. 2026-06-07
    days on market $93,000 Active 27 DOM
12. 2026-06-07
    days on market $93,000 Active 26 DOM
13. 2026-06-04
    days on market $93,000 Active 23 DOM
14. 2026-06-02
    days on market $93,000 Active 22 DOM
15. 2026-06-01
    days on market $93,000 Active 21 DOM
16. 2026-05-31
    days on market $93,000 Active 20 DOM
17. 2026-05-31
    days on market $93,000 Active 19 DOM
18. 2026-05-11
    listed $93,000 Active 895-char remark
19. 2016-03-20
    soldstatus $17,000
20. 2015-12-21
    listed $24,900
21. 1986-07-10
    soldstatus $18,000
22. 1985-09-12
    soldstatus $27,500
23. 1981-09-15
    soldstatus $19,750

ⓘ 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: $984 · $82/mo
• Projected year-2 tax: $1,222 · $102/mo
• Expected delta: +$238/yr (+$20/mo · 24.2%)

ⓘ 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: $10,200
• − Mortgage interest: −$5,209
• − Property taxes: −$984
• − Insurance: −$465
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$2,705
• Taxable loss: −$796
• Est. tax savings @ 24.0%: +$191
• After-tax cash flow: $948/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: Belle Plaine Community School District
• NCES district ID: 1904620
• Math proficiency: 68% ▼ -5.00%
• Reading proficiency: 74% ▬ 0.00%
• Median HH income: $42,054
• Composite: 59.42/100
• National rank: #927
• State rank: #144 of 289 in IA

Livability — Belle Plaine

• Score: 75/100
• State rank: #215
• US rank: #3962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belle Plaine, IA
• Population (ZIP): 2,921

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Slovak 3% Portuguese 3% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▲ 12.07%
• Current HPI: 237.1468
• 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

+370.9% since first listed

6 events — show timeline

• 2026-05-11 Listed $93,000 ICAARMLS
• 2016-03-20 Sold (MLS) $17,000 CRAAR, CDRMLS
• 2015-12-21 Listed $24,900 CRAAR, CDRMLS
• 1986-07-10 Sold (Public Records) $18,000 Public Records
• 1985-09-12 Sold (Public Records) $27,500 Public Records
• 1981-09-15 Sold (Public Records) $19,750 Public Records

Property tax history

+5.7%/yr

Latest (2025): $984 · +6.7% YoY. Source: county tax records.