930 Pearl Street St · Lamont, IA 50650

$95,000

4 bd · 1.0 ba · 1,521 sqft · SingleFamily public records · 19 Days on market

Built 1880 0.58 ac lot Est $178k · 47% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Appreciation +7.7/10.0
• Schools +5.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Your Brand New Beginning Awaits in Lamont. Don't miss this opportunity to be the first to call this extensively remodeled 3 or 4-bedroom house your home. The extensive updates mean you can move right in and start making memories. The heart of the home is a gleaming, all-new kitchen, perfect for preparing family meals. The updated bathroom provides a spa-like retreat in the new tub/shower unit, while the convenient main-floor laundry simplifies daily chores. Enjoy peace of mind with many newer vinyl replacement windows and all-new flooring underfoot. Step outside to discover a vast, nearly 1/2-acre lot. This expansive space offers endless possibilities, whether you envision a large custom workshop, a spacious garage, or a private outdoor oasis.

Key facts

• Newer kitchen
• Updated bath
• Main floor laundry

Tags

• NEWER KITCHEN
• UPDATED BATH
• NEWER WINDOWS
• UPDATED FLOORING
• MAIN FLOOR LAUNDRY
• ALMOST A 1/2 ACRE LOT

Property features AI

Exterior

• Parking: No on-site parking
• Security: Smoke detector(s)
• Utilities: Public water service; Public sewer service
• Home design: Single-family residence; Residential property; Zoned R-1
• Construction: Slate and asphalt roof
• Exterior features: Irregular-shaped lot; Lot dimensions approximately 189 x 132; Public water; Public sewer

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced-air heating; Natural gas heating; No central cooling
• Interior features: Gas water heater; Smoke detectors installed; Partially finished basement with exterior entry
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#786 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Starmont Community School District (rural): math 62% / reading 68% proficiency, ranked #202 of 289 in IA (top 70%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Starmont Elementary School (math 67% / reading 67%, grade B+, #273 of 616 statewide, top 51%, 264 students, 39% FRL); Starmont Middle School (math 57% / reading 72%, grade A-, #157 of 246 statewide, top 67%, 129 students, 43% FRL); Starmont High School (math 62% / reading 67%, grade B-, #211 of 336 statewide, top 70%, 191 students, 56% FRL).
• Market conditions: 4 active listings in the ZIP; 19 units permitted in Buchanan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($657 loan paydown + $5k appreciation (5.5% local appreciation)).
• Buchanan County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, 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 19 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1880 — 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. 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.
5. 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.
6. 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: 1.41% ✓
• Cap rate: 12.34%
• Cash-on-cash: 21.59%
• DSCR: 1.96
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $177,957
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
930 Pearl St	0.00mi	4/1.0	1,521 (0%)	7mo	$85,000	$56	94
825 Prospect St	0.14mi	4/1.0	1,439 (-5%)	1mo	$85,000	$59	84
930 Oak St	0.44mi	3/1.0 (-1)	1,700 (+12%)	15mo	$199,000	$117	42
925 Oak St	0.46mi	3/2.0 (-1)	1,679 (+10%)	24mo	$229,000	$136	32

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

Projected returns pro-forma

5.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.6%
• Equity multiple: 3.07×
• Total profit: $55,039
• Equity at exit: $56,690

10-year hold

• IRR: 30.6%
• Equity multiple: 6.22×
• Total profit: $138,808
• Equity at exit: $100,286

Cash invested: $26,600 (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 50650

• Home prices YoY: 2.9%
• Active inventory: 4
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,337 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$40 /mo · $476/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $479

Break-even live

Break-even rent $731

Max offer price $95,000

Occupancy floor 59%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-16
   status $95,000 Pending 19 DOM
2. 2026-06-15
   days on market $95,000 Active 19 DOM
3. 2026-06-13
   days on market $95,000 Active 17 DOM
4. 2026-06-12
   days on market $95,000 Active 16 DOM
5. 2026-06-09
   days on market $95,000 Active 13 DOM
6. 2026-06-08
   days on market $95,000 Active 12 DOM
7. 2026-06-07
   days on market $95,000 Active 11 DOM
8. 2026-06-07
   days on market $95,000 Active 10 DOM
9. 2026-06-04
   days on market $95,000 Active 7 DOM
10. 2026-06-02
    days on market $95,000 Active 6 DOM
11. 2026-06-01
    days on market $95,000 Active 5 DOM
12. 2026-05-31
    days on market $95,000 Active 4 DOM
13. 2026-05-31
    days on market $95,000 Active 3 DOM
14. 2026-05-27
    listed $95,000 Active
15. 2025-11-18
    soldstatus $85,000
16. 2025-11-17
    soldstatus $85,000 Closed 753-char remark

    Show marketing remark (753 chars)

    Your Brand New Beginning Awaits in Lamont. Don't miss this opportunity to be the first to call this extensively remodeled 3 or 4-bedroom house your home. The extensive updates mean you can move right in and start making memories. The heart of the home is a gleaming, all-new kitchen, perfect for preparing family meals. The updated bathroom provides a spa-like retreat in the new tub/shower unit, while the convenient main-floor laundry simplifies daily chores. Enjoy peace of mind with many newer vinyl replacement windows and all-new flooring underfoot. Step outside to discover a vast, nearly 1/2-acre lot. This expansive space offers endless possibilities, whether you envision a large custom workshop, a spacious garage, or a private outdoor oasis.

17. 2025-10-06
    status Pending 753-char remark

    Show marketing remark (753 chars)

    Your Brand New Beginning Awaits in Lamont. Don't miss this opportunity to be the first to call this extensively remodeled 3 or 4-bedroom house your home. The extensive updates mean you can move right in and start making memories. The heart of the home is a gleaming, all-new kitchen, perfect for preparing family meals. The updated bathroom provides a spa-like retreat in the new tub/shower unit, while the convenient main-floor laundry simplifies daily chores. Enjoy peace of mind with many newer vinyl replacement windows and all-new flooring underfoot. Step outside to discover a vast, nearly 1/2-acre lot. This expansive space offers endless possibilities, whether you envision a large custom workshop, a spacious garage, or a private outdoor oasis.

18. 2025-10-06
    listed $90,000 Active 753-char remark

    Show marketing remark (753 chars)

    Your Brand New Beginning Awaits in Lamont. Don't miss this opportunity to be the first to call this extensively remodeled 3 or 4-bedroom house your home. The extensive updates mean you can move right in and start making memories. The heart of the home is a gleaming, all-new kitchen, perfect for preparing family meals. The updated bathroom provides a spa-like retreat in the new tub/shower unit, while the convenient main-floor laundry simplifies daily chores. Enjoy peace of mind with many newer vinyl replacement windows and all-new flooring underfoot. Step outside to discover a vast, nearly 1/2-acre lot. This expansive space offers endless possibilities, whether you envision a large custom workshop, a spacious garage, or a private outdoor oasis.

ⓘ 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: $476 · $40/mo
• Projected year-2 tax: $984 · $82/mo
• Expected delta: +$508/yr (+$42/mo · 106.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥100°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: $16,042
• − Mortgage interest: −$5,321
• − Property taxes: −$476
• − Insurance: −$475
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$2,764
• Taxable income: $4,439
• Est. tax owed @ 24.0%: −$1,065
• After-tax cash flow: $4,679/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: Starmont Community School District
• NCES district ID: 1927270
• Math proficiency: 62% ▼ -8.00%
• Reading proficiency: 68% ▲ 2.00%
• Median HH income: $45,213
• Composite: 54.75/100
• National rank: #1319
• State rank: #202 of 289 in IA

Livability — Lamont

• Score: 61/100
• State rank: #786
• US rank: #17821

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lamont, IA
• Population (ZIP): 664

Population outlook (Buchanan County) Hauer SSP2

• Today (2025): 20,892 people
• By 2030: 20,578 · -1.5%
• By 2040: 19,906 · -4.7%
• By 2050: 19,024 · -8.9%
• By 2075: 16,289 · -22.0%
• By 2100: 12,561 · -39.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Native American 4% Pacific Islander 1%
• Common ancestry: Iranian 7% Italian 7% Portuguese 6%
• Foreign-born: 0%

Political lean MEDSL · Buchanan

• 2024 margin: Strong R (+28.2) · D 35.1% · R 63.4% · Other 1.5%
• 2008→2024 swing: -46.7pp toward R · 2008: 18.5pp · 2024: -28.2pp
• All cycles: 2024: R+28.2 2020: R+20.9 2016: R+15.2 2012: D+13.9 2008: D+18.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.49%
• Current HPI: 194.207
• 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

+5.6% since first listed

5 events — show timeline

• 2026-05-27 Listed $95,000 NEIRBR as distributed by MLS GRID
• 2025-11-18 Sold (Public Records) $85,000 Public Records
• 2025-11-17 Sold (MLS) $85,000 NEIRBR as distributed by MLS GRID
• 2025-10-06 Pending — NEIRBR as distributed by MLS GRID
• 2025-10-06 Listed $90,000 NEIRBR as distributed by MLS GRID

Property tax history

+1.0%/yr

Latest (2025): $476 · +7.7% YoY. Source: county tax records.