402 Douglas Ave · Ackley, IA 50601

$73,900

4 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 10 Days on market

Built 1920 0.31 ac lot Est $92k · 20% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Appreciation +6.4/10.0
• Schools +5.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to Ackley! This two-story home offers efficient room for your family and guests. Upstairs, you'll find two bedrooms plus a bonus room that could serve as a home office, additional bedroom, playroom, or hobby space. The main floor features a convenient bedroom with an attached half bath that can be accessed from both the bedroom and the kitchen. The kitchen flows nicely into the dining area and living room, creating a functional layout for everyday living. Outside, you'll appreciate the large detached garage with ample space for vehicles, storage, projects, or a workshop. The generous lot offers plenty of room for outdoor activities, gardening, and entertaining, while mature trees pr

Key facts

• Generous lot
• Attached half bath
• Bonus room

Tags

• TWO STORY HOME
• BONUS ROOM
• ATTACHED HALF BATH
• DETACHED GARAGE
• GENEROUS LOT
• MATURE TREES

Property features AI

Exterior

• Parking: Detached carport; Three carport spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Corner lot

Interior

• Kitchen: Free-standing range; Refrigerator
• Bathrooms: One half bathroom
• Heating & cooling: Forced air heating (natural gas); Window cooling units
• Interior features: Electric fireplace; Unfinished basement with block and concrete construction
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).

Location & tenants

• Location reads 70/100 on livability (#377 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Agwsr Community School District (rural): math 60% / reading 69% proficiency, ranked #198 of 289 in IA (top 68%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Agwsr Elementary School (math 62% / reading 57%, grade B-, #390 of 616 statewide, top 69%, 191 students, 38% FRL); Agwsr Middle School (math 57% / reading 72%, grade A-, #157 of 246 statewide, top 67%, 161 students, 41% FRL); Agwsr High School (math 67% / reading 77%, grade B+, #117 of 336 statewide, top 39%, 192 students, 35% FRL).
• Market conditions: 29 active listings in the ZIP; 6 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($511 loan paydown + $2k appreciation (2.8% local appreciation)).
• Hardin County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,900

Questions for the listing agent

1. Built in 1920 — 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 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?
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: 1.47% ✓
• Cap rate: 12.83%
• Cash-on-cash: 23.35%
• DSCR: 2.04
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $92,160
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 2nd Ave Ave	0.70mi	4/1.0	1,420 (-1%)	6mo	$20,000	$14	60
600 5th Ave Ave	0.60mi	3/1.0 (-1)	1,628 (+13%)	21mo	$104,900	$64	28

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

Projected returns pro-forma

2.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.2%
• Equity multiple: 2.64×
• Total profit: $33,864
• Equity at exit: $32,517

10-year hold

• IRR: 29.8%
• Equity multiple: 5.13×
• Total profit: $85,431
• Equity at exit: $49,566

Cash invested: $20,692 (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 50601

• Home prices YoY: 1.9%
• Active inventory: 29
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,085 medium
• Mortgage (P&I): −$388
• Tax from tax record: −$36 /mo · $434/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $403

Break-even live

Break-even rent $575

Max offer price $73,900

Occupancy floor 58%

Sensitivity live

Price	-10% $445	-5% $424	+0% $403	+5% $382	+10% $361
Rent	-10% $317	-5% $360	+0% $403	+5% $446	+10% $488
Rate	-1.0pp $440	-0.5pp $422	base $403	+0.5pp $384	+1.0pp $364

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: $18,475
• Closing costs: $2,217
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $73,900 Active 10 DOM
2. 2026-06-18
   days on market $73,900 Active 8 DOM
3. 2026-06-17
   days on market $73,900 Active 7 DOM
4. 2026-06-16
   days on market $73,900 Active 6 DOM
5. 2026-06-15
   days on market $73,900 Active 5 DOM
6. 2026-06-13
   days on market $73,900 Active 3 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $73,900 Active 2 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: $434 · $36/mo
• Projected year-2 tax: $797 · $66/mo
• Expected delta: +$363/yr (+$30/mo · 83.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°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: $13,021
• − Mortgage interest: −$4,140
• − Property taxes: −$434
• − Insurance: −$370
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$2,150
• Taxable income: $3,845
• Est. tax owed @ 24.0%: −$923
• After-tax cash flow: $3,910/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: Agwsr Community School District
• NCES district ID: 1903060
• Math proficiency: 60% ▼ -9.00%
• Reading proficiency: 69% ▼ -1.00%
• Median HH income: $51,863
• Composite: 54.95/100
• National rank: #1304
• State rank: #198 of 289 in IA

Livability — Ackley

• Score: 70/100
• State rank: #377
• US rank: #7968

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ackley, IA
• Population (ZIP): 2,377

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 17,474 people
• By 2030: 17,369 · -0.6%
• By 2040: 17,018 · -2.6%
• By 2050: 16,454 · -5.8%
• By 2075: 14,665 · -16.1%
• By 2100: 12,404 · -29.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 4% Iranian 3% Slovak 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+38.4) · D 30.3% · R 68.7% · Other 1.1%
• 2008→2024 swing: -39.3pp toward R · 2008: 0.9pp · 2024: -38.4pp
• All cycles: 2024: R+38.4 2020: R+32.0 2016: R+29.2 2012: R+7.1 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.83%
• Current HPI: 154.031
• 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

• 2026-06-10 Listed $73,900 NEIRBR as distributed by MLS GRID

Property tax history

-0.1%/yr

Latest (2025): $434 · -9.6% YoY. Source: county tax records.