210 W Cedar St · Hubbard, IA 50122

$114,000

3 bd · 1.5 ba · 1,400 sqft · SingleFamily public records · 35 Days on market

Built 1948 0.34 ac lot $81/sqft · 9% below area Est $125k · 9% under

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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 +20.8/30.0
• ARV discount +11.4/15.0
• Appreciation +6.8/10.0
• DSCR +6.6/10.0
• Schools +5.7/10.0
• 1% rule +5.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great ranch style home with large lot and nice backyard. Newer roof and water heater, good sized bedrooms with wonderful wood floors. Main floor laundry with additional hookups in the basement.

Key facts

• Large lot
• Arched openings
• Outdoor space

Tags

• SPACIOUS LAYOUT
• ARCHED OPENINGS
• LARGE LOT
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: Attached concrete garage with 1 garage space
• Utilities: Public sewer
• Home design: Single family residence; Residential property
• Construction: Wood siding
• Exterior features: Lot approximately 0.34 acres (118 x 125)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.

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 $5k of equity ($788 loan paydown + $4k 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 $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.
• Current owner paid $85k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,580 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1948 — 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 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: 1.05% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.85%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

• ARV (median comp): $124,908
• List price: $114,000
• Delta: -8.73%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 N Wisconsin St	0.20mi	4/1.0 (+1)	1,296 (-7%)	0mo	$10,000	$8	71
214 W Maple St	0.14mi	3/1.5	1,531 (+9%)	9mo	$163,500	$107	71
210 S Wisconsin St	0.13mi	2/1.5 (-1)	1,548 (+11%)	11mo	$95,000	$61	63
110 W Chesnut	0.12mi	2/1.5 (-1)	1,316 (-6%)	20mo	$57,000	$43	62
318 S Illinois St	0.28mi	3/2.0	1,595 (+14%)	1mo	$155,000	$97	61
301 E Elm St	0.29mi	3/1.5	1,290 (-8%)	22mo	$120,000	$93	54
609 E Maple St	0.53mi	2/1.5 (-1)	1,256 (-10%)	10mo	$158,000	$126	45
720 E Chestnut St	0.55mi	2/2.0 (-1)	1,558 (+11%)	8mo	$140,000	$90	42

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

Projected returns pro-forma

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

5-year hold

• IRR: 14.8%
• Equity multiple: 1.88×
• Total profit: $27,946
• Equity at exit: $55,804

10-year hold

• IRR: 16.0%
• Equity multiple: 3.52×
• Total profit: $80,500
• Equity at exit: $89,716

Cash invested: $31,920 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$598
• Tax from tax record: −$149 /mo · $1,786/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $156

Break-even live

Break-even rent $1,005

Max offer price $114,000

Occupancy floor 82%

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $114,000 Active 35 DOM
2. 2026-06-17
   days on market $114,000 Active 34 DOM
3. 2026-06-16
   days on market $114,000 Active 33 DOM
4. 2026-06-15
   days on market $114,000 Active 32 DOM
5. 2026-06-13
   days on market $114,000 Active 30 DOM
6. 2026-06-12
   days on market $114,000 Active 29 DOM
7. 2026-06-09
   days on market $114,000 Active 26 DOM
8. 2026-06-08
   days on market $114,000 Active 25 DOM
9. 2026-06-07
   days on market $114,000 Active 24 DOM
10. 2026-06-05
    days on market $114,000 Active 22 DOM
11. 2026-06-04
    days on market $114,000 Active 20 DOM
12. 2026-06-02
    days on market $114,000 Active 19 DOM
13. 2026-06-01
    price $114,000 Active 18 DOM
14. 2026-06-01
    days on market $119,000 Active 18 DOM
15. 2026-05-31
    days on market $119,000 Active 17 DOM
16. 2026-05-31
    days on market $119,000 Active 16 DOM
17. 2026-05-14
    listed $119,000 Active 605-char remark
18. 2020-07-29
    soldstatus $85,000
19. 2020-07-28
    soldstatus $84,860 193-char remark

    Show marketing remark (193 chars)

    Great ranch style home with large lot and nice backyard. Newer roof and water heater, good sized bedrooms with wonderful wood floors. Main floor laundry with additional hookups in the basement.

20. 2020-06-05
    listed $89,500 193-char remark

    Show marketing remark (193 chars)

    Great ranch style home with large lot and nice backyard. Newer roof and water heater, good sized bedrooms with wonderful wood floors. Main floor laundry with additional hookups in the basement.

ⓘ 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: $1,786 · $149/mo
• Projected year-2 tax: $1,788 · $149/mo
• Expected delta: +$2/yr ($0/mo · 0.1%)

ⓘ 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: $14,429
• − Mortgage interest: −$6,386
• − Property taxes: −$1,786
• − Insurance: −$570
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$3,316
• Taxable income: $62
• Est. tax owed @ 24.0%: −$15
• After-tax cash flow: $1,854/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

• Census place: Hubbard, IA
• 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

+27.4% since first listed

5 events — show timeline

• 2026-06-01 Price Changed $114,000 IAR
• 2026-05-14 Listed $119,000 IAR
• 2020-07-29 Sold (Public Records) $85,000 Public Records
• 2020-07-28 Sold (MLS) $84,860 CIBOR
• 2020-06-05 Listed $89,500 CIBOR

Property tax history

+6.1%/yr

Latest (2025): $1,786 · +0.1% YoY. Source: county tax records.