513 Union St · Whitten, IA 50269

$95,000

4 bd · 1.5 ba · 1,547 sqft · SingleFamily public records · 51 Days on market

Built 1900 0.45 ac lot $61/sqft · 24% below area Est $125k · 24% under

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Why this score? — see what drove the A- 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 +8.8/10.0
• Schools +5.6/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Fantastic opportunity and a great value in Whitten Iowa!! Welcome to 513 Union St, Whitten! The owners of this property have had it since 1997 and since then have done quite a bit of work, and it shows! One of the major upgrades is a Quonset Building that was built in 1998, which measures 40 x 40, has electrical and is a perfect building for a future shop for all sorts of purposes!! Next was an attached garage built in 1999, which measures 28 x 40 and is a huge garage with tons of possibilities. If your looking for a shop and large garage, and need space for mechanical work, welding, tools, boats, toys, etc. etc. Ya better check this out before she's gone. This is a lot of property for

Key facts

• .45 acre lot
• Attached garage
• Quonset building

Tags

• QUONSET BUILDING
• ATTACHED GARAGE
• 40 X 40
• 28 X 40
• .45 ACRE LOT

Property features AI

Exterior

• Parking: Attached garage with garage door opener; Oversized garage; Carport (2 spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Metal and asphalt roof
• Exterior features: 140 x 140 lot; Lot approximately 0.45 acre; R-1 zoning

Interior

• Kitchen: Free-standing range; Refrigerator
• Bathrooms: Two three-quarter bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; Wood stove; Central air conditioning
• Interior features: Eat-in kitchen; Partially finished basement; Basement present; Wood-burning stove in living room
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#840 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Bcluw Community School District (rural): math 60% / reading 70% proficiency, ranked #192 of 289 in IA (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bcluw Elementary School (math 72% / reading 67%, grade A-, #224 of 616 statewide, top 42%, 179 students, 47% FRL); Bcluw Middle School (math 57% / reading 72%, grade A-, #157 of 246 statewide, top 67%, 150 students, 43% FRL); Bcluw High School (math 62% / reading 72%, grade B, #192 of 336 statewide, top 59%, 177 students, 31% FRL).
• Market conditions: 2 active listings in the ZIP; 6 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($657 loan paydown + $3k appreciation (3.0% local appreciation)).
• Hardin County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.38% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.12%
• DSCR: 1.90
• GRM: 6.0

CMA / ARV

• ARV (median comp): $125,070
• List price: $95,000
• Delta: -24.04%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 Union	0.10mi	4/1.0	1,496 (-3%)	12mo	$85,000	$57	78
518 Union St	0.04mi	3/1.5 (-1)	1,475 (-5%)	12mo	$123,000	$83	75

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: 26.4%
• Equity multiple: 2.50×
• Total profit: $39,826
• Equity at exit: $42,716

10-year hold

• IRR: 27.1%
• Equity multiple: 4.83×
• Total profit: $101,960
• Equity at exit: $65,831

Cash invested: $26,600 (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 50269

• Active inventory: 2
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,313 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $446

Break-even live

Break-even rent $749

Max offer price $95,000

Occupancy floor 61%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $95,000 Active 51 DOM
2. 2026-06-18
   days on market $95,000 Active 50 DOM
3. 2026-06-17
   days on market $95,000 Active 49 DOM
4. 2026-06-16
   days on market $95,000 Active 48 DOM
5. 2026-06-15
   days on market $95,000 Active 47 DOM
6. 2026-06-14
   days on market $95,000 Active 45 DOM
7. 2026-06-12
   days on market $95,000 Active 44 DOM
8. 2026-06-09
   days on market $95,000 Active 41 DOM
9. 2026-06-08
   days on market $95,000 Active 40 DOM
10. 2026-06-07
    days on market $95,000 Active 39 DOM
11. 2026-06-05
    days on market $95,000 Active 36 DOM
12. 2026-06-03
    days on market $95,000 Active 35 DOM
13. 2026-06-02
    days on market $95,000 Active 34 DOM
14. 2026-06-01
    days on market $95,000 Active 33 DOM
15. 2026-05-31
    days on market $95,000 Active 32 DOM
16. 2026-05-30
    days on market $95,000 Active 31 DOM
17. 2026-04-29
    listed $95,000 Active 913-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: $646 · $54/mo
• Projected year-2 tax: $1,069 · $89/mo
• Expected delta: +$423/yr (+$35/mo · 65.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥102°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: $15,760
• − Mortgage interest: −$5,321
• − Property taxes: −$646
• − Insurance: −$475
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$2,764
• Taxable income: $4,032
• Est. tax owed @ 24.0%: −$968
• After-tax cash flow: $4,383/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: Bcluw Community School District
• NCES district ID: 1904440
• Math proficiency: 60% ▼ -10.00%
• Reading proficiency: 70% ▼ -2.00%
• Median HH income: $53,760
• Composite: 55.54/100
• National rank: #1241
• State rank: #192 of 289 in IA

Livability — Whitten

• Score: 60/100
• State rank: #840
• US rank: #19328

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitten, IA
• City population: 125
• Population (ZIP): 125

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 17,474 people
• By 2030: 17,369 · -0.6%
• By 2040: 17,018 · -2.6%
• By 2050: 16,454 · -5.8%
• By 2075: 14,665 · -16.1%
• By 2100: 12,404 · -29.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Asian 7% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 10% Serbian 6% Italian 1%
• Foreign-born: 6% · Vietnam
• Languages at home: 91% English-only · Vietnamese 7% Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+38.4) · D 30.3% · R 68.7% · Other 1.1%
• 2008→2024 swing: -39.3pp toward R · 2008: 0.9pp · 2024: -38.4pp
• All cycles: 2024: R+38.4 2020: R+32.0 2016: R+29.2 2012: R+7.1 2008: D+0.9

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

1 event — show timeline

• 2026-04-29 Listed $95,000 NEIRBR as distributed by MLS GRID

Property tax history

+2.4%/yr

Latest (2025): $646 · -12.0% YoY. Source: county tax records.