401 1st St. St · Livermore, IA 50558

$149,900

4 bd · 1.0 ba · 1,680 sqft · SingleFamily public records · 11 Days on market

Built 1945 8,400 sqft lot Est $139k · 8% over

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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 +16.6/30.0
• Appreciation +7.1/10.0
• DSCR +5.2/10.0
• Schools +4.4/10.0
• ARV discount +4.1/15.0
• 1% rule +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

STEP INTO TIMELESS CHARM WITH THIS BEAUTIFULLY MAINTAINED 2-STORY HOME, BUILT IN 1945 AND OFFERING APPROXIMATELY 1,680 S/F OF COMFORTABLE LIVING SPACE. FROM THE MOMENT YOU ENTER, YOU'LL APPRECIATE THE CLASSIC HARDWOOD FLOORS IN THE WELCOMING FOYER, SETTING THE TONE FOR THE CHARACTER FOUND THROUGHOUT. THE KITCHEN COMES FULLY EQUIPPED WITH ALL APPLLIANCES INCLUDED, MAKING YOUR MOVE-IN SEAMLESS AND STRESS-FREE. SOME NEWER CARPET UPSTAIRS IN 2025. LP TANK IS OWNED-500 GAL. TANK OUTSIDE, ENJOY A TREATED AND STAINED DECK - PERFECT FOR RELAXING EVENINGS OR ENTERTAINING GUESTS. CAR ENTHUSIASTS, HOBBYISTS, OR ANYONE NEEDING EXTRA SPACE WILL LOVE THE 3-CAR GARAGE. ONE BAY IS HEATED AND FEATURES A H

Key facts

• 3-car garage
• Hardwood floors
• Heated bay

Tags

• HARDWOOD FLOORS
• TREATED AND STAINED DECK
• 3-CAR GARAGE
• HEATED BAY

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (15.4% below list).
• Recommended offer: $127k (15.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#541 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety C-, amenities F, commute F.
• Twin Rivers Community School District (rural): math 60% / reading 40% proficiency, ranked #323 of 330 in IA (top 98%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Twin Rivers Elementary School (math 50% / reading 30%, grade F, #578 of 616 statewide, top 94%, 49 students, 41% FRL).
• Market conditions: 4 active listings in the ZIP; 13 units permitted in Humboldt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (4.1% local appreciation)).
• Humboldt County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,870 (15.4% below list)

Questions for the listing agent

1. Built in 1945 — 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. 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: 0.85% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $139,440
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 1st St. St	0.00mi	4/1.5	1,680 (0%)	1mo	$139,500	$83	97
502 3rd Avenue Ave	0.37mi	3/1.5 (-1)	1,792 (+7%)	11mo	$64,900	$36	56
202 4th St	0.32mi	4/1.5	1,466 (-13%)	19mo	$80,000	$55	46
804 1st St	0.28mi	3/2.0 (-1)	1,436 (-14%)	12mo	$160,000	$111	44

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

Projected returns pro-forma

4.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.79×
• Total profit: $33,011
• Equity at exit: $77,167

10-year hold

• IRR: 14.2%
• Equity multiple: 3.35×
• Total profit: $98,490
• Equity at exit: $127,153

Cash invested: $41,972 (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 50558

• Home prices YoY: 3.9%
• Active inventory: 4
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,269 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$62 /mo · $746/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $92

Break-even live

Break-even rent $1,153

Max offer price $149,900

Occupancy floor 88%

Sensitivity live

Price	-10% $176	-5% $134	+0% $92	+5% $49	+10% $7
Rent	-10% $-9	-5% $41	+0% $92	+5% $142	+10% $192
Rate	-1.0pp $167	-0.5pp $130	base $92	+0.5pp $53	+1.0pp $13

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-26
   status Pending
2. 2026-04-14
   listed $149,900 Active

ⓘ 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: $746 · $62/mo
• Projected year-2 tax: $1,550 · $129/mo
• Expected delta: +$804/yr (+$67/mo · 107.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥101°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: $15,224
• − Mortgage interest: −$8,397
• − Property taxes: −$746
• − Insurance: −$750
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$4,361
• Taxable loss: −$1,464
• Est. tax savings @ 24.0%: +$351
• After-tax cash flow: $1,450/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 Rivers Community School District
• NCES district ID: 1928200
• Math proficiency: 60% ▼ -20.00%
• Reading proficiency: 40% ▼ -40.00%
• Median HH income: $45,541
• Composite: 44.42/100
• National rank: #6104
• State rank: #323 of 330 in IA

Livability — Livermore

• Score: 66/100
• State rank: #541
• US rank: #12108

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Livermore, IA
• Population (ZIP): 745

Population outlook (Humboldt County) Hauer SSP2

• Today (2025): 9,265 people
• By 2030: 9,141 · -1.3%
• By 2040: 8,904 · -3.9%
• By 2050: 8,448 · -8.8%
• By 2075: 7,742 · -16.4%
• By 2100: 6,414 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 7% Slovak 3% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Humboldt

• 2024 margin: Solid R (+50.0) · D 24.4% · R 74.4% · Other 1.2%
• 2008→2024 swing: -35.7pp toward R · 2008: -14.3pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+44.6 2016: R+46.0 2012: R+22.1 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.13%
• Current HPI: 109.1952
• 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

2 events — show timeline

• 2026-04-26 Pending — IAR
• 2026-04-14 Listed $149,900 IAR

Property tax history

+0.5%/yr

Latest (2019): $746 · +1.6% YoY. Source: county tax records.