515 NW 3rd St · Eagle Grove, IA 50533

$124,000

4 bd · 3.0 ba · 1,344 sqft · SingleFamily public records · 11 Days on market

Built 1900 8,750 sqft lot Est $124k · 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 +19.3/30.0
• ARV discount +7.4/15.0
• DSCR +6.1/10.0
• 1% rule +4.6/10.0
• 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

Very well maintained 4 bedroom house with large 3 stall detached garage. This home features nice semi-open concept kitchen with oak cabinets. The dining room has newer flooring with access to the back deck and screen in deck. Both are very nice for morning coffee or evening relaxing. New roof in 2025 and the maintenance free metal siding make this a perfect home for everyone. There is a storage shed for the mower or extra space for kids toys and lots of parking with the covered carport, and 3 stall garage with concrete driveway. Close to schools for the kids. Give us a call today for your private showing. 24 hrs notice for all showings.

Key facts

• Oak cabinets
• Screen in deck
• Back deck

Tags

• SEMI-OPEN CONCEPT KITCHEN
• OAK CABINETS
• BACK DECK
• SCREEN IN DECK
• NEW ROOF
• MAINTENANCE FREE METAL SIDING

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/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 $119k (4.3% below list).
• Recommended offer: $119k (4.3% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Eagle Grove Elementary (math 57% / reading 37%, grade D-, #530 of 616 statewide, top 88%, 430 students, 64% FRL); Robert Blue School (math 51% / reading 59%, grade B-, #201 of 246 statewide, top 82%, 271 students, 67% FRL); Eagle Grove High School (math 42% / reading 62%, grade D+, #299 of 336 statewide, top 91%, 299 students, 62% FRL).
• Market conditions: 38 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $857 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,692 (4.3% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.74%
• DSCR: 1.21
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $123,648
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 NW 3rd St	0.00mi	4/1.5	1,344 (0%)	1mo	$116,000	$86	93
509 N Lincoln Ave	0.11mi	3/2.0 (-1)	1,306 (-3%)	8mo	$75,000	$57	75
415 N Garfield Ave	0.12mi	3/2.0 (-1)	1,449 (+8%)	6mo	$169,000	$117	68
105 Broadway Dr	0.59mi	3/2.0 (-1)	1,350 (+0%)	10mo	$172,000	$127	55
610 SW 3rd St	0.47mi	4/1.0	1,436 (+7%)	7mo	$92,000	$64	53
608 N Lincoln Ave	0.20mi	3/1.0 (-1)	1,194 (-11%)	10mo	$70,001	$59	51
1001 Southwest 2nd St	0.49mi	3/2.0 (-1)	1,222 (-9%)	3mo	$114,000	$93	50
1002 NW 1st St	0.38mi	3/1.5 (-1)	1,416 (+5%)	16mo	$129,900	$92	49
119 N Fort Ave	0.36mi	3/1.0 (-1)	1,215 (-10%)	23mo	$110,000	$91	35
1315 W Broadway St	0.65mi	3/2.0 (-1)	1,184 (-12%)	14mo	$160,000	$135	29

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-11,370
• Equity at exit: $18,489

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,286
• Equity at exit: $10,721

Cash invested: $34,720 (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: 38
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,187 medium
• Mortgage (P&I): −$650
• Tax from tax record: −$98 /mo · $1,182/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $137

Break-even live

Break-even rent $1,013

Max offer price $124,000

Occupancy floor 83%

Sensitivity live

Price	-10% $207	-5% $172	+0% $137	+5% $102	+10% $67
Rent	-10% $43	-5% $90	+0% $137	+5% $184	+10% $231
Rate	-1.0pp $200	-0.5pp $169	base $137	+0.5pp $105	+1.0pp $72

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 Nickellane Ave Eagle Grove, IA	3.0	2.0	1692	$1,200	$0.71	45d	1	0.22mi
515 NE 1st St Eagle Grove, IA	3.0	1.5	1214	$1,150	$0.95	45d	1	0.70mi

Listing history 2 events

1. 2026-04-17
   status Pending
2. 2026-04-03
   listed $124,000 Active

ⓘ 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: $1,182 · $98/mo
• Projected year-2 tax: $1,564 · $130/mo
• Expected delta: +$382/yr (+$32/mo · 32.4%)

ⓘ 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 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: $14,243
• − Mortgage interest: −$6,946
• − Property taxes: −$1,182
• − Insurance: −$620
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$3,607
• Taxable loss: −$391
• Est. tax savings @ 24.0%: +$94
• After-tax cash flow: $1,741/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

2 events — show timeline

• 2026-04-17 Pending — IAR
• 2026-04-03 Listed $124,000 IAR

Property tax history

+3.7%/yr

Latest (2025): $1,182 · -7.1% YoY. Source: county tax records.