100 Rock Creek West St · Oakland Acres, IA 50135

$89,900

1 bd · 1.0 ba · 532 sqft · SingleFamily public records · 10 Days on market

Built 1955 8,439 sqft lot Est $80k · 12% over

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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 +17.5/30.0
• Appreciation +8.7/10.0
• Schools +6.6/10.0
• DSCR +5.5/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0

Listing remarks

Enjoy the best of lake living with this remodeled, furnished 2-bedroom cabin at Rock Creek Lake. Set on a scenic, partially wooded lot with beautiful views, this property is ideal for relaxing weekends or year-round living. Take advantage of the nearby public boat ramp for fishing, boating, and summer fun. The home also features a basement garage that has been waterproofed and includes a sump pump, offering extra storage and convenience. Move-in ready and full of charm - your lake getaway awaits!

Key facts

• Waterproofed garage
• Extra storage
• Remodeled cabin

Tags

• REMODELED CABIN
• PUBLIC BOAT RAMP
• WATERPROOFED GARAGE
• EXTRA STORAGE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $69 ($826/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 $77k (14.3% below list).
• Recommended offer: $77k (14.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#360 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Grinnell-Newburg Community School District (town): math 76% / reading 79% proficiency, ranked #47 of 289 in IA (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 19 active listings in the ZIP; 16 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($622 loan paydown + $7k appreciation (7.3% local appreciation)).
• Jasper County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

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

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,053 (14.3% below list)

Questions for the listing agent

1. Built in 1955 — 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: 0.86% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.28%
• DSCR: 1.15
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $80,332
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1050 Rock Creek West St	0.16mi	1/1.0	576 (+8%)	5mo	$87,250	$151	75
1050 W Rock Creek Crk Lot G	0.16mi	1/1.0	576 (+8%)	5mo	$80,000	$139	75

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

Projected returns pro-forma

7.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 2.49×
• Total profit: $37,548
• Equity at exit: $64,224

10-year hold

• IRR: 19.6%
• Equity multiple: 5.20×
• Total profit: $105,635
• Equity at exit: $123,783

Cash invested: $25,172 (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 50135

• Home prices YoY: 2.4%
• Active inventory: 19
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $771 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$31 /mo · $372/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $69

Break-even live

Break-even rent $683

Max offer price $89,900

Occupancy floor 86%

Sensitivity live

Price	-10% $120	-5% $94	+0% $69	+5% $43	+10% $18
Rent	-10% $8	-5% $38	+0% $69	+5% $99	+10% $130
Rate	-1.0pp $114	-0.5pp $92	base $69	+0.5pp $46	+1.0pp $22

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-27
   status Pending
2. 2026-04-19
   status Active
3. 2026-04-15
   status Pending
4. 2026-04-13
   listed $89,900 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: $372 · $31/mo
• Projected year-2 tax: $892 · $74/mo
• Expected delta: +$520/yr (+$43/mo · 139.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,246
• − Mortgage interest: −$5,036
• − Property taxes: −$372
• − Insurance: −$450
• − Repairs & maintenance: −$740
• − Management: −$740
• − Depreciation: −$2,615
• Taxable loss: −$706
• Est. tax savings @ 24.0%: +$169
• After-tax cash flow: $995/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: Grinnell-Newburg Community School District
• NCES district ID: 1913200
• Math proficiency: 76% ▼ -3.00%
• Reading proficiency: 79% ▲ 3.00%
• Median HH income: $49,893
• Composite: 65.57/100
• National rank: #466
• State rank: #47 of 289 in IA

Livability — Oakland Acres

• Score: 70/100
• State rank: #360
• US rank: #7527

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,777

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 36,216 people
• By 2030: 35,730 · -1.3%
• By 2040: 34,727 · -4.1%
• By 2050: 33,802 · -6.7%
• By 2075: 33,382 · -7.8%
• By 2100: 32,761 · -9.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Iranian 6% Portuguese 5% Slovak 4%
• Foreign-born: 1% · Canada

Political lean MEDSL · Jasper

• 2024 margin: Strong R (+27.6) · D 35.4% · R 63.0% · Other 1.5%
• 2008→2024 swing: -35.1pp toward R · 2008: 7.5pp · 2024: -27.6pp
• All cycles: 2024: R+27.6 2020: R+21.5 2016: R+18.4 2012: D+7.1 2008: D+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.33%
• Current HPI: 312.7639
• 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

4 events — show timeline

• 2026-04-27 Pending — DMMLS
• 2026-04-19 Relisted — DMMLS
• 2026-04-15 Pending — DMMLS
• 2026-04-13 Listed $89,900 DMMLS

Property tax history

+3.9%/yr

Latest (2025): $372 · +2.2% YoY. Source: county tax records.