31194 Mm Ave · Hubbard, IA 50122

$79,200

3 bd · 1.0 ba · 1,833 sqft · SingleFamily public records · 10 Days on market

Built 1900 1.84 ac lot

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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
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Schools +5.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Wonderful acreage ready for you to move in. Large kitchen, separate dining room, main floor laundry & mud room off the garage. Home also has one main floor bedroom, tons of living space and storage. Home has a basement area big enough to stand up in.

Key facts

• 1.84 acre lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Attached two-car garage
• Utilities: Private well water; Septic tank
• Home design: Resale property
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Gravel road access; Zoned residential

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Propane heating
• Interior features: Separate/formal dining room; Eat-in kitchen
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).

Location & tenants

• Location reads 66/100 on livability (#508 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F, health & safety D-.
• Hubbard-Radcliffe Community School District (rural): math 68% / reading 65% proficiency, ranked #175 of 289 in IA (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 15 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 $3k of equity ($548 loan paydown + $3k appreciation (3.7% 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 (3.7% appreciation + 3.0% rent growth), your $22k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y ago 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,200

Questions for the listing agent

1. Built in 1900 — 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 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?
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: 1.59% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.50%
• DSCR: 2.05
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.0%
• Equity multiple: 2.81×
• Total profit: $40,201
• Equity at exit: $38,769

10-year hold

• IRR: 30.7%
• Equity multiple: 5.55×
• Total profit: $100,824
• Equity at exit: $62,329

Cash invested: $22,176 (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 50122

• Home prices YoY: 2.3%
• Active inventory: 15
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$415
• Tax from tax record: −$112 /mo · $1,345/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $434

Break-even live

Break-even rent $709

Max offer price $79,200

Occupancy floor 61%

Sensitivity live

Price	-10% $479	-5% $457	+0% $434	+5% $412	+10% $390
Rent	-10% $335	-5% $385	+0% $434	+5% $484	+10% $534
Rate	-1.0pp $474	-0.5pp $455	base $434	+0.5pp $414	+1.0pp $393

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: $19,800
• Closing costs: $2,376
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $79,200 Active 10 DOM
2. 2026-06-17
   days on market $79,200 Active 9 DOM
3. 2026-06-16
   days on market $79,200 Active 8 DOM
4. 2026-06-15
   days on market $79,200 Active 7 DOM
5. 2026-06-13
   days on market $79,200 Active 5 DOM
6. 2026-06-12
   remarks 552-char remark
7. 2026-06-12
   days on market $79,200 Active 4 DOM
8. 2026-06-09
   remarks 185-char remark
9. 2026-06-09
   listed $79,200 Active 1 DOM

ⓘ 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: $1,345 · $112/mo
• Projected year-2 tax: $1,345 · $112/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 2/10 Low 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: $15,111
• − Mortgage interest: −$4,436
• − Property taxes: −$1,345
• − Insurance: −$396
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$2,304
• Taxable income: $4,212
• Est. tax owed @ 24.0%: −$1,011
• After-tax cash flow: $4,202/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: Hubbard-Radcliffe Community School District
• NCES district ID: 1914310
• Math proficiency: 68% ▼ -4.00%
• Reading proficiency: 65% ▼ -2.00%
• Median HH income: $56,284
• Composite: 57.09/100
• National rank: #1103
• State rank: #175 of 289 in IA

Livability — Hubbard

• Score: 66/100
• State rank: #508
• US rank: #11245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,348
• Population (ZIP): 1,348

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 (96%)
• Race & ethnicity: White 96% Hispanic / Latino 3%
• Common ancestry: Portuguese 14% Italian 1% Iranian 1%
• Foreign-born: 2% · South Korea, Canada

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: ▲ 3.70%
• Current HPI: 164.9646
• 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

+13.1% since first listed

4 events — show timeline

• 2026-06-08 Listed $79,200 DMMLS
• 2016-08-10 Sold (Public Records) $74,875 Public Records
• 2016-08-08 Sold (MLS) $75,000 CIBOR
• 2016-05-20 Listed $70,000 CIBOR

Property tax history

+7.2%/yr

Latest (2025): $1,345 · +9.0% YoY. Source: county tax records.