106 1st Ave · Lakota, IA 50451

$27,900

3 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 14 Days on market

Built 1920 7,841 sqft 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 +6.9/10.0
• Schools +4.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Invest in your future. This 3 bedroom 1 level house needs work, but offers tremendous upside for the ambitious homeowner. Large lot with a 2 car garage. Quiet location in Lakota, IA. Property is sold 'AS IS' with all contents.

Key facts

• Large lot
• Quiet location
• 7,841 sq ft lot

Tags

• LARGE LOT
• QUIET LOCATION

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Sewer: other; Electric with circuit breakers
• Home design: Single family residence
• Construction: Constructed with other/non-standard materials
• Exterior features: Lot dimensions approximately 100 x 80 (0.18 acres)

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($951 rent vs $28k).

Location & tenants

• Location reads 60/100 on livability (#830 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, crime D+, employment D.
• North Iowa Community School District (rural): math 56% / reading 60% proficiency, ranked #252 of 289 in IA (top 87%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 1 active listings in the ZIP; 15 units permitted in Kossuth County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($193 loan paydown + $1k appreciation (3.8% local appreciation)).
• Kossuth County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $27,900

Questions for the listing agent

1. Built in 1920 — 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 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 3.41% ✓
• Cap rate: 30.50%
• Cash-on-cash: 86.47%
• DSCR: 4.85
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $207,144
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 3rd St	0.37mi	2/2.0 (-1)	1,147 (+5%)	11mo	$217,000	$189	57

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

Projected returns pro-forma

3.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 91.3%
• Equity multiple: 6.17×
• Total profit: $40,373
• Equity at exit: $13,766

10-year hold

• IRR: 90.4%
• Equity multiple: 12.79×
• Total profit: $92,122
• Equity at exit: $22,217

Cash invested: $7,812 (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 50451

• Home prices YoY: 3.1%
• Active inventory: 1
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $951 medium
• Mortgage (P&I): −$146
• Tax from tax record: −$30 /mo · $363/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $563

Break-even live

Break-even rent $238

Max offer price $27,900

Occupancy floor 36%

Sensitivity live

Price	-10% $579	-5% $571	+0% $563	+5% $555	+10% $547
Rent	-10% $488	-5% $525	+0% $563	+5% $600	+10% $638
Rate	-1.0pp $577	-0.5pp $570	base $563	+0.5pp $556	+1.0pp $548

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: $6,975
• Closing costs: $837
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $27,900 Active 14 DOM
2. 2026-06-18
   days on market $27,900 Active 12 DOM
3. 2026-06-17
   days on market $27,900 Active 11 DOM
4. 2026-06-16
   days on market $27,900 Active 10 DOM
5. 2026-06-15
   days on market $27,900 Active 9 DOM
6. 2026-06-13
   days on market $27,900 Active 7 DOM
7. 2026-06-12
   days on market $27,900 Active 6 DOM
8. 2026-06-09
   days on market $27,900 Active 3 DOM
9. 2026-06-08
   days on market $27,900 Active 2 DOM
10. 2026-06-07
    remarks 226-char remark
11. 2026-06-07
    listed $27,900 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: $363 · $30/mo
• Projected year-2 tax: $401 · $33/mo
• Expected delta: +$38/yr (+$3/mo · 10.3%)

ⓘ 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 ≥99°F today · 16 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: $11,409
• − Mortgage interest: −$1,563
• − Property taxes: −$363
• − Insurance: −$140
• − Repairs & maintenance: −$913
• − Management: −$913
• − Depreciation: −$812
• Taxable income: $6,707
• Est. tax owed @ 24.0%: −$1,610
• After-tax cash flow: $5,145/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: North Iowa Community School District
• NCES district ID: 1905750
• Math proficiency: 56% ▬ 0.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $48,123
• Composite: 49.23/100
• National rank: #2034
• State rank: #252 of 289 in IA

Livability — Lakota

• Score: 60/100
• State rank: #830
• US rank: #19101

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakota, IA
• City population: 455
• Population (ZIP): 455

Population outlook (Kossuth County) Hauer SSP2

• Today (2025): 14,667 people
• By 2030: 14,445 · -1.5%
• By 2040: 14,093 · -3.9%
• By 2050: 13,825 · -5.7%
• By 2075: 14,039 · -4.3%
• By 2100: 13,662 · -6.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 3%
• Common ancestry: Portuguese 17% Iranian 7% Scottish 2%
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Kossuth

• 2024 margin: Solid R (+44.2) · D 27.3% · R 71.4% · Other 1.3%
• 2008→2024 swing: -47.4pp toward R · 2008: 3.2pp · 2024: -44.2pp
• All cycles: 2024: R+44.2 2020: R+39.4 2016: R+36.5 2012: R+12.3 2008: D+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.77%
• Current HPI: 125.4291
• 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

• 2026-06-05 Listed $27,900 IAR

Property tax history

+34.4%/yr

Latest (2025): $363 · -2.9% YoY. Source: county tax records.