12970 325th St · Hedrick, IA 52563

$110,000

1 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 17 Days on market

Built 1912

---

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 +16.0/30.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Appreciation +5.0/10.0
• DSCR +4.9/10.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great house with garage in the country

Key facts

• Built 1912
• Listed 17 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $54 ($647/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 $97k (11.6% below list).
• Recommended offer: $97k (11.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#465 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Pekin Community School District (rural): math 71% / reading 73% proficiency, ranked #121 of 289 in IA (top 42%) — strong family-tenant draw, lease renewals of 3-5y typical; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 5 active listings in the ZIP; 1 units permitted in Keokuk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• Keokuk County population projected at -24% 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $110k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,228 (11.6% below list)

Questions for the listing agent

1. Built in 1912 — 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 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?
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: 0.88% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.5%
• Equity multiple: 1.54×
• Total profit: $16,671
• Equity at exit: $49,461

10-year hold

• IRR: 11.9%
• Equity multiple: 2.77×
• Total profit: $54,535
• Equity at exit: $76,225

Cash invested: $30,800 (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 52563

• Active inventory: 5
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $972 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$92 /mo · $1,098/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $54

Break-even live

Break-even rent $904

Max offer price $110,000

Occupancy floor 89%

Sensitivity live

Price	-10% $116	-5% $85	+0% $54	+5% $23	+10% $-8
Rent	-10% $-23	-5% $16	+0% $54	+5% $92	+10% $131
Rate	-1.0pp $109	-0.5pp $82	base $54	+0.5pp $25	+1.0pp $-4

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $110,000 Active 17 DOM
2. 2026-06-18
   days on market $110,000 Active 15 DOM
3. 2026-06-17
   days on market $110,000 Active 14 DOM
4. 2026-06-16
   days on market $110,000 Active 13 DOM
5. 2026-06-15
   days on market $110,000 Active 12 DOM
6. 2026-06-13
   days on market $110,000 Active 10 DOM
7. 2026-06-12
   days on market $110,000 Active 9 DOM
8. 2026-06-09
   days on market $110,000 Active 6 DOM
9. 2026-06-08
   days on market $110,000 Active 5 DOM
10. 2026-06-07
    days on market $110,000 Active 4 DOM
11. 2026-06-07
    days on market $110,000 Active 3 DOM
12. 2026-06-04
    remarks 38-char remark
13. 2026-06-04
    listed $110,000 Active 1 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: $1,098 · $92/mo
• Projected year-2 tax: $1,412 · $118/mo
• Expected delta: +$314/yr (+$26/mo · 28.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,667
• − Mortgage interest: −$6,162
• − Property taxes: −$1,098
• − Insurance: −$550
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$3,200
• Taxable loss: −$1,209
• Est. tax savings @ 24.0%: +$290
• After-tax cash flow: $937/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: Pekin Community School District
• NCES district ID: 1922440
• Math proficiency: 71% ▼ -3.00%
• Reading proficiency: 73% ▲ 7.00%
• Median HH income: $44,890
• Composite: 60.54/100
• National rank: #838
• State rank: #121 of 289 in IA

Livability — Hedrick

• Score: 67/100
• State rank: #465
• US rank: #10240

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,824

Population outlook (Keokuk County) Hauer SSP2

• Today (2025): 9,354 people
• By 2030: 8,885 · -5.0%
• By 2040: 7,956 · -14.9%
• By 2050: 7,123 · -23.9%
• By 2075: 5,777 · -38.2%
• By 2100: 4,808 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Iranian 2% Italian 2% Scottish 1%

Political lean MEDSL · Keokuk

• 2024 margin: Solid R (+51.5) · D 23.7% · R 75.2% · Other 1.1%
• 2008→2024 swing: -47.9pp toward R · 2008: -3.6pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+44.9 2016: R+43.6 2012: R+10.4 2008: R+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+119.6% since first listed

3 events — show timeline

• 2026-06-04 Listed $110,000 FSBO.com
• 2017-02-03 Sold (Public Records) $49,875 Public Records
• 2016-02-11 Sold (Public Records) $50,100 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,098 · +2.0% YoY. Source: county tax records.