613 C St · McGregor, IA 52157

$55,000

2 bd · 1.0 ba · 794 sqft · SingleFamily public records · 28 Days on market

Built 1889 10,018 sqft lot Est $52k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.5/10.0
• ARV discount +5.3/15.0
• Appreciation +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This cabin, overlooking McGregor, tucked into the hillside, is just waiting for you to enjoy the views from the deck! Offered with most furnishings, this rustic finish cabin is ready for new owners.

Key facts

• Mississippi river
• City views
• Downtown of mcgregor

Tags

• CITY VIEWS
• DOWNTOWN OF MCGREGOR
• MISSISSIPPI RIVER

Property features AI

Exterior

• Utilities: Municipal water; Municipal sewer; Electric and LP gas service
• Home design: Single-family, 1-story home; Estimated finished above-grade area in the 751–1000 range
• Construction: Wood construction; Information source lists year built from assessor/public record
• Exterior features: Wood exterior; Deck; Zoned residential

Interior

• Kitchen: Range/oven; Refrigerator; Dishwasher; Microwave
• Bedrooms: Main-level master bedroom, approximately 8 x 15
• Bathrooms: One full bathroom; At least one tub; No master bathroom
• Heating & cooling: Wall furnace; Window A/C
• Interior features: Crawl space; Deck; Window coverings; Furnishings included
• Laundry & utility: Washer; Dryer; LP tank

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($845 rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#279 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Mfl Marmac Community School District (rural): math 62% / reading 68% proficiency, ranked #198 of 289 in IA (top 68%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 31 active listings in the ZIP; 48 units permitted in Clayton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.0% local appreciation)).
• Clayton County population projected at -21% 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1889 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,175 (1.5% below list)

Questions for the listing agent

1. Built in 1889 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
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: 1.54% ✓
• Cap rate: 12.19%
• Cash-on-cash: 21.05%
• DSCR: 1.94
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $52,404
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
164 Mcgregor Heights Rd	0.72mi	2/0.5	762 (-4%)	2mo	$50,000	$66	56

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: 22.5%
• Equity multiple: 2.28×
• Total profit: $19,659
• Equity at exit: $24,730

10-year hold

• IRR: 23.5%
• Equity multiple: 4.37×
• Total profit: $51,906
• Equity at exit: $38,112

Cash invested: $15,400 (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 52157

• Active inventory: 31
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $845 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$86 /mo · $1,036/yr
• Insurance: −$23
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $204

Break-even live

Break-even rent $588

Max offer price $55,000

Occupancy floor 71%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $55,000 Active 28 DOM
2. 2026-06-17
   days on market $55,000 Active 27 DOM
3. 2026-06-16
   days on market $55,000 Active 26 DOM
4. 2026-06-16
   price $55,000 Active 25 DOM
5. 2026-06-15
   days on market $60,000 Active 25 DOM
6. 2026-06-13
   days on market $60,000 Active 23 DOM
7. 2026-06-12
   days on market $60,000 Active 22 DOM
8. 2026-06-09
   days on market $60,000 Active 19 DOM
9. 2026-06-08
   days on market $60,000 Active 18 DOM
10. 2026-06-07
    days on market $60,000 Active 17 DOM
11. 2026-06-07
    days on market $60,000 Active 16 DOM
12. 2026-06-04
    days on market $60,000 Active 13 DOM
13. 2026-06-02
    days on market $60,000 Active 12 DOM
14. 2026-06-01
    days on market $60,000 Active 11 DOM
15. 2026-05-31
    days on market $60,000 Active 10 DOM
16. 2026-05-31
    days on market $60,000 Active 9 DOM
17. 2026-05-20
    listed $60,000 Active
18. 2023-12-20
    soldstatus $60,000 Closed 198-char remark

    Show marketing remark (198 chars)

    This cabin, overlooking McGregor, tucked into the hillside, is just waiting for you to enjoy the views from the deck! Offered with most furnishings, this rustic finish cabin is ready for new owners.

19. 2023-11-15
    historical Active Under Contract 198-char remark

    Show marketing remark (198 chars)

    This cabin, overlooking McGregor, tucked into the hillside, is just waiting for you to enjoy the views from the deck! Offered with most furnishings, this rustic finish cabin is ready for new owners.

20. 2023-10-11
    price $65,000 198-char remark

    Show marketing remark (198 chars)

    This cabin, overlooking McGregor, tucked into the hillside, is just waiting for you to enjoy the views from the deck! Offered with most furnishings, this rustic finish cabin is ready for new owners.

21. 2023-09-26
    price $69,000 198-char remark

    Show marketing remark (198 chars)

    This cabin, overlooking McGregor, tucked into the hillside, is just waiting for you to enjoy the views from the deck! Offered with most furnishings, this rustic finish cabin is ready for new owners.

22. 2023-09-05
    listed $75,000 Active 198-char remark

    Show marketing remark (198 chars)

    This cabin, overlooking McGregor, tucked into the hillside, is just waiting for you to enjoy the views from the deck! Offered with most furnishings, this rustic finish cabin is ready for new owners.

23. 2012-08-30
    soldstatus $49,900

ⓘ 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: $1,036 · $86/mo
• Projected year-2 tax: $1,036 · $86/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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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: $10,143
• − Mortgage interest: −$3,081
• − Property taxes: −$1,036
• − Insurance: −$1,072
• − Repairs & maintenance: −$811
• − Management: −$811
• − Depreciation: −$1,600
• Taxable income: $1,731
• Est. tax owed @ 24.0%: −$415
• After-tax cash flow: $2,028/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: Mfl Marmac Community School District
• NCES district ID: 1918120
• Math proficiency: 62% ▼ -2.00%
• Reading proficiency: 68% ▼ -3.00%
• Median HH income: $47,395
• Composite: 54.95/100
• National rank: #1305
• State rank: #198 of 289 in IA

Livability — McGregor

• Score: 73/100
• State rank: #279
• US rank: #5387

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McGregor, IA
• Population (ZIP): 1,379

Population outlook (Clayton County) Hauer SSP2

• Today (2025): 16,656 people
• By 2030: 15,986 · -4.0%
• By 2040: 14,554 · -12.6%
• By 2050: 13,187 · -20.8%
• By 2075: 11,131 · -33.2%
• By 2100: 9,733 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Portuguese 11% Lithuanian 1% Iranian 1%
• Foreign-born: 0%
• Languages at home: 95% English-only · Spanish 4% French/Haitian/Cajun 1%

Political lean MEDSL · Clayton

• 2024 margin: Solid R (+34.5) · D 32.2% · R 66.7% · Other 1.2%
• 2008→2024 swing: -51.7pp toward R · 2008: 17.2pp · 2024: -34.5pp
• All cycles: 2024: R+34.5 2020: R+28.8 2016: R+22.8 2012: D+6.9 2008: D+17.2

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

+20.2% since first listed

7 events — show timeline

• 2026-05-20 Listed $60,000 SCWMLS
• 2023-12-20 Sold (MLS) $60,000 ECIMLS
• 2023-11-15 Contingent — ECIMLS
• 2023-10-11 Price Changed $65,000 ECIMLS
• 2023-09-26 Price Changed $69,000 ECIMLS
• 2023-09-05 Listed $75,000 ECIMLS
• 2012-08-30 Sold (Public Records) $49,900 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,036 · -8.6% YoY. Source: county tax records.