600 SE 3rd St · Eagle Grove, IA 50533

$84,900

3 bd · 1.5 ba · 1,322 sqft · SingleFamily public records · 149 Days on market

Built 1890 6,970 sqft lot $64/sqft · 37% below area Est $135k · 37% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious family home with updated siding, roof, most windows, and flooring. 3 Bedrooms plus an office, eat in kitchen, 1.5 baths. Spacious yard for kids and pets to play. If you're paying rent, you need to see this home.

Key facts

• Spacious yard
• Updated siding
• Updated windows

Tags

• UPDATED SIDING
• UPDATED ROOF
• UPDATED WINDOWS
• UPDATED FLOORING
• SPACIOUS YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#144 in IA, #2,591 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Eagle Grove Community School District (rural): math 50% / reading 56% proficiency, ranked #274 of 289 in IA (top 95%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 37 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 23 units permitted in Wright County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wright County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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. 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: 1.35% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.53%
• DSCR: 1.74
• GRM: 6.2

CMA / ARV

• ARV (median comp): $135,119
• List price: $84,900
• Delta: -37.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
614 SE 1st St	0.15mi	2/1.5 (-1)	1,206 (-9%)	3mo	$135,000	$112	70
525 SE 1st St	0.18mi	2/2.0 (-1)	1,232 (-7%)	8mo	$133,000	$108	66
811 S Commercial Ave	0.59mi	3/1.5	1,377 (+4%)	0mo	$119,000	$86	65
33 Parkview Dr	0.29mi	4/2.0 (+1)	1,267 (-4%)	19mo	$190,000	$150	57
400 S Commercial Ave	0.48mi	2/1.0 (-1)	1,152 (-13%)	8mo	$80,000	$69	42

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

Projected returns pro-forma

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

5-year hold

• IRR: 7.6%
• Equity multiple: 1.30×
• Total profit: $7,116
• Equity at exit: $12,659

10-year hold

• IRR: 16.9%
• Equity multiple: 2.39×
• Total profit: $33,104
• Equity at exit: $7,341

Cash invested: $23,772 (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 50533

• Home prices YoY: -15.6%
• Active inventory: 37
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,144 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$96 /mo · $1,148/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $328

Break-even live

Break-even rent $729

Max offer price $84,900

Occupancy floor 66%

Sensitivity live

Price	-10% $376	-5% $352	+0% $328	+5% $304	+10% $279
Rent	-10% $237	-5% $282	+0% $328	+5% $373	+10% $418
Rate	-1.0pp $370	-0.5pp $349	base $328	+0.5pp $306	+1.0pp $283

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 NE 1st St Eagle Grove, IA	3.0	1.5	1214	$1,150	$0.95	44d	1	0.31mi
103 N Cadwell Ave Unit A Eagle Grove, IA	2.0	2.0	1400	$1,100	$0.79	44d	1	0.70mi
515 Nickellane Ave Eagle Grove, IA	3.0	2.0	1692	$1,200	$0.71	44d	1	1.04mi

Listing history 16 events

1. 2026-06-18
   days on market $84,900 Active 149 DOM
2. 2026-06-17
   days on market $84,900 Active 148 DOM
3. 2026-06-16
   days on market $84,900 Active 147 DOM
4. 2026-06-15
   days on market $84,900 Active 146 DOM
5. 2026-06-13
   days on market $84,900 Active 144 DOM
6. 2026-06-12
   days on market $84,900 Active 143 DOM
7. 2026-06-09
   days on market $84,900 Active 140 DOM
8. 2026-06-08
   days on market $84,900 Active 139 DOM
9. 2026-06-07
   days on market $84,900 Active 138 DOM
10. 2026-06-07
    days on market $84,900 Active 137 DOM
11. 2026-06-04
    days on market $84,900 Active 134 DOM
12. 2026-06-02
    days on market $84,900 Active 133 DOM
13. 2026-06-01
    days on market $84,900 Active 132 DOM
14. 2026-05-31
    days on market $84,900 Active 131 DOM
15. 2026-05-31
    days on market $84,900 Active 130 DOM
16. 2026-01-20
    listed $84,900 Active 220-char remark

    Show marketing remark (220 chars)

    Spacious family home with updated siding, roof, most windows, and flooring. 3 Bedrooms plus an office, eat in kitchen, 1.5 baths. Spacious yard for kids and pets to play. If you're paying rent, you need to see this home.

ⓘ 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: $1,148 · $96/mo
• Projected year-2 tax: $1,240 · $103/mo
• Expected delta: +$92/yr (+$8/mo · 8.1%)

ⓘ 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 ≥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: $13,729
• − Mortgage interest: −$4,756
• − Property taxes: −$1,148
• − Insurance: −$424
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$2,470
• Taxable income: $2,734
• Est. tax owed @ 24.0%: −$656
• After-tax cash flow: $3,274/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: Eagle Grove Community School District
• NCES district ID: 1909990
• Math proficiency: 50% ▼ -5.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $46,241
• Composite: 44.89/100
• National rank: #2716
• State rank: #274 of 289 in IA

Livability — Eagle Grove

• Score: 78/100
• State rank: #144
• US rank: #2591

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagle Grove, IA
• City population: 3,994
• Population (ZIP): 3,994

Population outlook (Wright County) Hauer SSP2

• Today (2025): 12,154 people
• By 2030: 11,770 · -3.2%
• By 2040: 10,981 · -9.7%
• By 2050: 10,313 · -15.1%
• By 2075: 9,217 · -24.2%
• By 2100: 8,084 · -33.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 32% Two or more races 16% Asian 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Portuguese 9% Lithuanian 3% Italian 2%
• Foreign-born: 9% · Canada
• Languages at home: 72% English-only · Spanish 24% Other Asian/Pacific 3% German/W. Germanic 1%

Political lean MEDSL · Wright

• 2024 margin: Solid R (+36.5) · D 31.0% · R 67.5% · Other 1.4%
• 2008→2024 swing: -35.0pp toward R · 2008: -1.5pp · 2024: -36.5pp
• All cycles: 2024: R+36.5 2020: R+34.2 2016: R+31.9 2012: R+8.3 2008: R+1.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.82%
• Current HPI: 177.4331
• 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

• 2026-01-20 Listed $84,900 IAR

Property tax history

+4.0%/yr

Latest (2025): $1,148 · +3.4% YoY. Source: county tax records.