304 W Weston Dr · Hamilton, IA 50116

$159,900

3 bd · 3.0 ba · 1,568 sqft · SingleFamily public records · 17 Days on market

Built 2001

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Why this score? — see what drove the D 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 +10.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.8/10.0
• DSCR +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks

Welcome to this charming, manufactured home, nestled on a spacious lot in a peaceful rural setting. This home offers a comfortable layout with 3 bedrooms, 2 bathrooms, dining room, and an open living area that provides plenty of space to relax and entertain. The kitchen is equipped with modern appliances, and the home's large windows let in ample natural light, creating a warm and inviting atmosphere. This property offers a perfect blend of country living in town and functionality, featuring a well maintained home and a standout 30 x 30 shop, ideal for hobbies and storage. Whether you are into gardening, hosting, or just relaxing, this property offers it all! Don't wait- call today for your

Key facts

• Large windows
• Modern appliances
• Spacious lot

Tags

• SPACIOUS LOT
• RURAL SETTING
• DINING ROOM
• OPEN LIVING AREA
• MODERN APPLIANCES
• LARGE WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (29.4% below list).
• Recommended offer: $113k (29.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#838 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Twin Cedars Community School District (rural): math 50% / reading 62% proficiency, ranked #261 of 289 in IA (top 90%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Twin Cedars Elementary School (math 52% / reading 67%, grade B-, #390 of 616 statewide, top 69%, 202 students, 43% FRL); Twin Cedars Jr-Sr High School (math 47% / reading 57%, grade D+, #299 of 336 statewide, top 91%, 156 students, 47% FRL).
• Market conditions: 1 active listings in the ZIP; 122 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Marion County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Recommended offer $112,884 (29.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.71% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.35%
• DSCR: 0.90
• GRM: 11.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.3%
• Equity multiple: 1.30×
• Total profit: $13,617
• Equity at exit: $71,898

10-year hold

• IRR: 8.3%
• Equity multiple: 2.26×
• Total profit: $56,244
• Equity at exit: $110,803

Cash invested: $44,772 (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 50116

• Active inventory: 1
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,129 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$74 /mo · $892/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $-88

Break-even live

Break-even rent $1,240

Max offer price $144,407

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-42	+0% $-88	+5% $-133	+10% $-178
Rent	-10% $-177	-5% $-132	+0% $-88	+5% $-43	+10% $1
Rate	-1.0pp $-7	-0.5pp $-47	base $-88	+0.5pp $-129	+1.0pp $-171

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2025-05-19
   soldstatus $160,000
2. 2025-04-18
   status Pending
3. 2025-04-01
   listed $159,900 Active
4. 2018-04-03
   soldstatus $67,500
5. 2012-07-31
   soldstatus $74,000
6. 2010-10-28
   soldstatus $60,000

ⓘ 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: $892 · $74/mo
• Projected year-2 tax: $1,701 · $142/mo
• Expected delta: +$809/yr (+$67/mo · 90.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,546
• − Mortgage interest: −$8,957
• − Property taxes: −$892
• − Insurance: −$800
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$4,652
• Taxable loss: −$3,921
• Est. tax savings @ 24.0%: +$941
• After-tax cash flow: $-111/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: Twin Cedars Community School District
• NCES district ID: 1928170
• Math proficiency: 50% ▼ -5.00%
• Reading proficiency: 62% ▲ 12.00%
• Median HH income: $48,703
• Composite: 47.59/100
• National rank: #2260
• State rank: #261 of 289 in IA

Livability — Hamilton

• Score: 60/100
• State rank: #838
• US rank: #19281

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamilton, IA
• Population (ZIP): 185

Population outlook (Marion County) Hauer SSP2

• Today (2025): 32,883 people
• By 2030: 32,685 · -0.6%
• By 2040: 31,892 · -3.0%
• By 2050: 30,691 · -6.7%
• By 2075: 27,610 · -16.0%
• By 2100: 23,851 · -27.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Italian 20% Iranian 10% Lithuanian 5%
• Languages at home: 99% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+37.8) · D 30.4% · R 68.2% · Other 1.4%
• 2008→2024 swing: -27.0pp toward R · 2008: -10.8pp · 2024: -37.8pp
• All cycles: 2024: R+37.8 2020: R+33.7 2016: R+31.2 2012: R+13.3 2008: R+10.8

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

+166.7% since first listed

6 events — show timeline

• 2025-05-19 Sold (Public Records) $160,000 Public Records
• 2025-04-18 Pending — DMMLS
• 2025-04-01 Listed $159,900 DMMLS
• 2018-04-03 Sold (Public Records) $67,500 Public Records
• 2012-07-31 Sold (Public Records) $74,000 Public Records
• 2010-10-28 Sold (Public Records) $60,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $892 · +5.7% YoY. Source: county tax records.