108 Buckeye Ave · Buckeye, IA 50006

$15,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 252 Days on market

Built 1887 0.48 ac lot $13/sqft · 87% below area ↓ 25% since listing

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Schools +5.8/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Two-story home on a spacious lot just under a half acre in Buckeye. Property offers great potential for someone ready to put in some work. Home needs significant updates and repairs throughout, including flooring, paint, kitchen, and bathrooms. Roof and mechanicals appear aged. Large yard and plenty of room for outdoor projects and future improvements. Great opportunity for investors or buyers looking for a project property. Sold AS-IS.

Key facts

• 0.48 acre lot
• Garage
• Built 1887

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $15k).
• Recommended offer: $13k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#832 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D, schools F.
• Alden Community School District (rural): math 65% / reading 70% proficiency, ranked #213 of 330 in IA (top 64%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 4 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 $720 of equity ($104 loan paydown + $616 appreciation (4.1% 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 (4.1% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 252 days — a 12% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1887 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $13,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 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 1887 — 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 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?
6. 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?
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: 6.59% ✓
• Cap rate: 60.48%
• Cash-on-cash: 193.53%
• DSCR: 9.61
• GRM: 1.3

CMA / ARV

• ARV (median comp): $116,534
• List price: $15,000
• Delta: -87.13%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 East St	0.26mi	3/1.0	1,216 (+9%)	2mo	$49,000	$40	72

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

Projected returns pro-forma

4.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.92×
• Total profit: $45,861
• Equity at exit: $7,701

10-year hold

• IRR: —
• Equity multiple: 25.23×
• Total profit: $101,766
• Equity at exit: $12,672

Cash invested: $4,200 (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 50006

• Home prices YoY: 2.6%
• Active inventory: 4
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $677

Break-even live

Break-even rent $131

Max offer price $15,000

Occupancy floor 26%

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $15,000 Active 252 DOM
2. 2026-06-17
   days on market $15,000 Active 251 DOM
3. 2026-06-16
   days on market $15,000 Active 250 DOM
4. 2026-06-15
   days on market $15,000 Active 249 DOM
5. 2026-06-13
   days on market $15,000 Active 247 DOM
6. 2026-06-12
   days on market $15,000 Active 246 DOM
7. 2026-06-09
   days on market $15,000 Active 243 DOM
8. 2026-06-08
   days on market $15,000 Active 242 DOM
9. 2026-06-07
   days on market $15,000 Active 241 DOM
10. 2026-06-05
    days on market $15,000 Active 239 DOM
11. 2026-06-04
    days on market $15,000 Active 237 DOM
12. 2026-06-02
    days on market $15,000 Active 236 DOM
13. 2026-06-01
    days on market $15,000 Active 235 DOM
14. 2026-05-31
    days on market $15,000 Active 234 DOM
15. 2026-05-31
    days on market $15,000 Active 233 DOM
16. 2026-04-09
    status Active 440-char remark

    Show marketing remark (440 chars)

    Two-story home on a spacious lot just under a half acre in Buckeye. Property offers great potential for someone ready to put in some work. Home needs significant updates and repairs throughout, including flooring, paint, kitchen, and bathrooms. Roof and mechanicals appear aged. Large yard and plenty of room for outdoor projects and future improvements. Great opportunity for investors or buyers looking for a project property. Sold AS-IS.

17. 2026-04-09
    price $15,000 440-char remark

    Show marketing remark (440 chars)

    Two-story home on a spacious lot just under a half acre in Buckeye. Property offers great potential for someone ready to put in some work. Home needs significant updates and repairs throughout, including flooring, paint, kitchen, and bathrooms. Roof and mechanicals appear aged. Large yard and plenty of room for outdoor projects and future improvements. Great opportunity for investors or buyers looking for a project property. Sold AS-IS.

18. 2025-10-08
    listed $20,000 Active 440-char remark

    Show marketing remark (440 chars)

    Two-story home on a spacious lot just under a half acre in Buckeye. Property offers great potential for someone ready to put in some work. Home needs significant updates and repairs throughout, including flooring, paint, kitchen, and bathrooms. Roof and mechanicals appear aged. Large yard and plenty of room for outdoor projects and future improvements. Great opportunity for investors or buyers looking for a project property. Sold AS-IS.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥101°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: $11,863
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$75
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$436
• Taxable income: $8,389
• Est. tax owed @ 24.0%: −$2,013
• After-tax cash flow: $6,115/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: Alden Community School District
• NCES district ID: 1900032
• Math proficiency: 65% ▼ -10.00%
• Reading proficiency: 70% ▲ 5.00%
• Median HH income: $48,261
• Composite: 58.42/100
• National rank: #2068
• State rank: #213 of 330 in IA

Livability — Buckeye

• Score: 60/100
• State rank: #832
• US rank: #19188

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buckeye, IA
• Population (ZIP): 1,503

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 6% Two or more races 2% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 5% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 5%

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: ▲ 4.11%
• Current HPI: 163.2345
• 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

-25.0% since first listed

3 events — show timeline

• 2026-04-09 Relisted — IAR
• 2026-04-09 Price Changed $15,000 IAR
• 2025-10-08 Listed $20,000 IAR

Property tax history

+10.8%/yr

Latest (2025): $780 · +59.8% YoY. Source: county tax records.