331 SW 4th St · Ogden, IA 50212

$75,000

1 bd · 1.0 ba · 1,430 sqft · SingleFamily public records · 22 Days on market

Built 1944 9,000 sqft lot $52/sqft · 60% below area ↓ 25% since listing

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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 +28.3/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great project house!

Key facts

• 9,000 sq ft lot
• Garage
• Built 1944

Property features AI

Exterior

• Parking: Detached or attached garage with 1 car space
• Home design: Single-family residence; Residential property
• Exterior features: 9,000 sq ft lot (0.21 acres); Zoned residential

Interior

• Bathrooms: 1 full bathroom
• Interior features: One full bathroom

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 2.8% in Ogden — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#70 in IA, #1,530 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Ogden Community School District (rural): math 74% / reading 77% proficiency, ranked #61 of 289 in IA (top 21%) — strong family-tenant draw, lease renewals of 3-5y typical; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Ogden Elementary School (math 82% / reading 77%, grade A, #71 of 616 statewide, top 15%, 321 students, 25% FRL); Ogden Middle School (math 72% / reading 72%, grade A, #95 of 246 statewide, top 42%, 165 students, 27% FRL); Ogden High School (math 67% / reading 82%, grade B+, #89 of 336 statewide, top 30%, 238 students, 23% FRL).
• Market conditions: 34 active listings in the ZIP; 80 units permitted in Boone County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1944 — 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 A-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: 1.33% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.72%
• DSCR: 1.61
• GRM: 6.3

CMA / ARV

• ARV (median comp): $153,631
• List price: $75,000
• Delta: -51.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 SE 2nd St	0.33mi	2/2.0 (+1)	1,544 (+8%)	4mo	$205,000	$133	59
232 SW 3rd St	0.12mi	2/2.5 (+1)	1,507 (+5%)	23mo	$256,400	$170	55
113 E Division St	0.23mi	1/2.5	1,537 (+8%)	20mo	$300,000	$195	55
213 SE 4th St	0.49mi	2/1.5 (+1)	1,444 (+1%)	21mo	$185,000	$128	51
301 SW 3rd St	0.09mi	2/1.0 (+1)	1,232 (-14%)	24mo	$125,000	$101	48
443 E Sycamore St	0.64mi	2/1.0 (+1)	1,386 (-3%)	18mo	$135,000	$97	45

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.4%
• Equity multiple: 3.68×
• Total profit: $56,176
• Equity at exit: $67,566

10-year hold

• IRR: 29.7%
• Equity multiple: 8.31×
• Total profit: $153,463
• Equity at exit: $145,709

Cash invested: $21,000 (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 50212

• Home prices YoY: 5.1%
• Active inventory: 34
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$121 /mo · $1,452/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $240

Break-even live

Break-even rent $691

Max offer price $75,000

Occupancy floor 71%

Sensitivity live

Price	-10% $283	-5% $261	+0% $240	+5% $219	+10% $198
Rent	-10% $162	-5% $201	+0% $240	+5% $279	+10% $319
Rate	-1.0pp $278	-0.5pp $259	base $240	+0.5pp $221	+1.0pp $201

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-12
   status Pending 20-char remark
2. 2026-04-29
   price $75,000 20-char remark
3. 2026-04-20
   listed $80,000 Active 20-char remark

ⓘ 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: $1,452 · $121/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥103°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: $11,935
• − Mortgage interest: −$4,201
• − Property taxes: −$1,452
• − Insurance: −$375
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$2,182
• Taxable income: $1,816
• Est. tax owed @ 24.0%: −$436
• After-tax cash flow: $2,446/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: Ogden Community School District
• NCES district ID: 1921660
• Math proficiency: 74% ▼ -9.00%
• Reading proficiency: 77% ▼ -7.00%
• Median HH income: $56,714
• Composite: 64.56/100
• National rank: #536
• State rank: #61 of 289 in IA

Livability — Ogden

• Score: 81/100
• State rank: #70
• US rank: #1530

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ogden, IA
• Population (ZIP): 3,109

Population outlook (Boone County) Hauer SSP2

• Today (2025): 27,674 people
• By 2030: 28,058 · +1.4%
• By 2040: 28,474 · +2.9%
• By 2050: 28,383 · +2.6%
• By 2075: 27,647 · -0.1%
• By 2100: 25,485 · -7.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Iranian 6% Portuguese 6% Italian 2%
• Foreign-born: 1%

Political lean MEDSL · Boone

• 2024 margin: Strong R (+21.5) · D 38.4% · R 59.9% · Other 1.6%
• 2008→2024 swing: -29.2pp toward R · 2008: 7.6pp · 2024: -21.5pp
• All cycles: 2024: R+21.5 2020: R+15.6 2016: R+13.9 2012: D+6.4 2008: D+7.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.76%
• Current HPI: 263.0
• 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

-25.0% since first listed

4 events — show timeline

• 2026-06-08 Sold (MLS) $60,000 CIBOR
• 2026-05-12 Pending — CIBOR
• 2026-04-29 Price Changed $75,000 CIBOR
• 2026-04-20 Listed $80,000 CIBOR

Property tax history

+0.7%/yr

Latest (2025): $1,452 · +0.7% YoY. Source: county tax records.