516 N Frost Ave · Avoca, IA 51521

$119,900

4 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 122 Days on market

Built 1910 4.60 ac lot $107/sqft · 8% above area

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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 +14.2/30.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• 1% rule +4.3/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Appreciation +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

4 bed, 1 bath home recently owned by same family for over 50 years. 4.6 acres. Home assessed at $179,100 for Pottawattamie county for 2025. 4 acres has been rented yearly in the past but no commitments for this year. Needs some updating, but priced accordingly. Home sold as is. Seller to make no repairs.

Key facts

• 4.6 acre lot
• 3 garage spots
• Built 1910

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $20 ($234/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 $111k (7.2% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#102 in IA, #2,033 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Ahstw Community School District (rural): math 75% / reading 74% proficiency, ranked #76 of 289 in IA (top 26%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 23 active listings in the ZIP; 679 units permitted in Pottawattamie County in 2024 (566 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pottawattamie County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $83k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. 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?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 9.0

CMA / ARV

• ARV (median comp): $248,409
• List price: $119,900
• Delta: -51.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 N Walnut St	0.32mi	3/1.0 (-1)	1,080 (-3%)	10mo	$150,000	$139	66
754 S Pine St	0.73mi	3/1.5 (-1)	1,196 (+7%)	12mo	$120,000	$100	37
1314 N Cherry St	0.67mi	3/4.0 (-1)	1,280 (+15%)	22mo	$247,500	$193	9

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

Projected returns pro-forma

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

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-18,150
• Equity at exit: $17,877

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-14,059
• Equity at exit: $10,367

Cash invested: $33,572 (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 51521

• Home prices YoY: -1.7%
• Active inventory: 23
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$181 /mo · $2,168/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $20

Break-even live

Break-even rent $1,088

Max offer price $119,900

Occupancy floor 93%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-16
   status $119,900 Pending 122 DOM
2. 2026-06-15
   days on market $119,900 Active 122 DOM
3. 2026-06-13
   days on market $119,900 Active 120 DOM
4. 2026-06-12
   days on market $119,900 Active 119 DOM
5. 2026-06-09
   days on market $119,900 Active 116 DOM
6. 2026-06-08
   days on market $119,900 Active 115 DOM
7. 2026-06-07
   days on market $119,900 Active 114 DOM
8. 2026-06-07
   days on market $119,900 Active 113 DOM
9. 2026-06-04
   days on market $119,900 Active 110 DOM
10. 2026-06-02
    days on market $119,900 Active 109 DOM
11. 2026-06-01
    days on market $119,900 Active 108 DOM
12. 2026-05-31
    days on market $119,900 Active 107 DOM
13. 2026-05-31
    days on market $119,900 Active 106 DOM
14. 2026-04-27
    price $119,900 305-char remark

    Show marketing remark (310 chars)

    4 bed, 1 bath home recently owned by same family for over 50 years. 4.6 acres. Home assessed at $179,100 for Pottawattamie county for 2025. 4 acres has been rented yearly in the past but no commitments for this year. Needs some updating, but priced accordingly. Home sold as is. Seller to make no repairs.

15. 2026-04-27
    price $119,900 310-char remark

    Show marketing remark (310 chars)

    4 bed, 1 bath home recently owned by same family for over 50 years. 4.6 acres. Home assessed at $179,100 for Pottawattamie county for 2025. 4 acres has been rented yearly in the past but no commitments for this year. Needs some updating, but priced accordingly. Home sold as is. Seller to make no repairs.

16. 2026-03-27
    price $129,900 305-char remark

    Show marketing remark (310 chars)

    4 bed, 1 bath home recently owned by same family for over 50 years. 4.6 acres. Home assessed at $179,100 for Pottawattamie county for 2025. 4 acres has been rented yearly in the past but no commitments for this year. Needs some updating, but priced accordingly. Home sold as is. Seller to make no repairs.

17. 2026-03-27
    price $129,900 310-char remark

    Show marketing remark (310 chars)

    4 bed, 1 bath home recently owned by same family for over 50 years. 4.6 acres. Home assessed at $179,100 for Pottawattamie county for 2025. 4 acres has been rented yearly in the past but no commitments for this year. Needs some updating, but priced accordingly. Home sold as is. Seller to make no repairs.

18. 2026-02-16
    listed $139,900 Active 305-char remark

    Show marketing remark (305 chars)

    4 bed, 1 bath home recently owned by same family for over 50 years. 4.6 acres. Home assessed at $179,100 for Pottawattamie county for 2025. 4 acres has been rented yearly in the past but no commitments for this year. Needs some updating, but priced accordingly. Home sold as is. Seller to make no repairs.

19. 2026-02-13
    listed $139,900 New 310-char remark

    Show marketing remark (310 chars)

    4 bed, 1 bath home recently owned by same family for over 50 years. 4.6 acres. Home assessed at $179,100 for Pottawattamie county for 2025. 4 acres has been rented yearly in the past but no commitments for this year. Needs some updating, but priced accordingly. Home sold as is. Seller to make no repairs.

20. 2026-01-21
    soldstatus $83,000

ⓘ 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: $2,168 · $181/mo
• Projected year-2 tax: $2,168 · $181/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 2/10 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: $13,351
• − Mortgage interest: −$6,716
• − Property taxes: −$2,168
• − Insurance: −$600
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$3,488
• Taxable loss: −$1,757
• Est. tax savings @ 24.0%: +$422
• After-tax cash flow: $656/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: Ahstw Community School District
• NCES district ID: 1904080
• Math proficiency: 75% ▼ -6.00%
• Reading proficiency: 74% ▲ 1.00%
• Median HH income: $52,045
• Composite: 63.31/100
• National rank: #628
• State rank: #76 of 289 in IA

Livability — Avoca

• Score: 79/100
• State rank: #102
• US rank: #2033

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avoca, IA
• City population: 1,935
• Population (ZIP): 1,935

Population outlook (Pottawattamie County) Hauer SSP2

• Today (2025): 93,683 people
• By 2030: 92,772 · -1.0%
• By 2040: 89,917 · -4.0%
• By 2050: 86,994 · -7.1%
• By 2075: 82,756 · -11.7%
• By 2100: 79,097 · -15.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 1%
• Foreign-born: 0%

Political lean MEDSL · Pottawattamie

• 2024 margin: R (+20.0) · D 39.3% · R 59.3% · Other 1.4%
• 2008→2024 swing: -18.1pp toward R · 2008: -1.9pp · 2024: -20.0pp
• All cycles: 2024: R+20.0 2020: R+16.8 2016: R+21.6 2012: R+5.8 2008: R+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.73%
• Current HPI: 221.1065
• 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

+44.5% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $119,900 SWIAR
• 2026-04-27 Price Changed $119,900 GPRMLS
• 2026-03-27 Price Changed $129,900 SWIAR
• 2026-03-27 Price Changed $129,900 GPRMLS
• 2026-02-16 Listed $139,900 SWIAR
• 2026-02-13 Listed $139,900 GPRMLS
• 2026-01-21 Sold (Public Records) $83,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,168 · -3.3% YoY. Source: county tax records.