104 Lake St · Blairsburg, IA 50034

$95,000

4 bd · 1.5 ba · 1,368 sqft · SingleFamily public records · 62 Days on market

Built 1885 0.28 ac lot $69/sqft · 27% above area Est $75k · 27% over

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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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Schools +5.1/10.0
• Appreciation +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Be sure to check out this beautiful home with small town living! Two story home with fenced in back yard and recent updates to the roof shingles, vinyl siding and some flooring. Three bedrooms with closets, one without, and one unconventional bedroom without closet on main level. Call to schedule a showing today!

Key facts

• Vinyl siding
• Fenced in back yard
• 0.28 acre lot

Tags

• FENCED IN BACK YARD
• VINYL SIDING

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/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: $89k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#431 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A; Watch: amenities F, commute F, health & safety D-.
• Webster City Community School District (town): math 60% / reading 60% proficiency, ranked #250 of 289 in IA (top 86%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 2 active listings in the ZIP; 29 units permitted in Hamilton County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($657 loan paydown + $3k appreciation (3.0% local appreciation)).
• Hamilton County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago 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 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1885 — 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. 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.
7. 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.
8. 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: 1.26% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.72%
• DSCR: 1.66
• GRM: 6.6

CMA / ARV

• ARV (median comp): $74,812
• List price: $95,000
• Delta: 26.99%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.3%
• Equity multiple: 2.21×
• Total profit: $32,225
• Equity at exit: $42,716

10-year hold

• IRR: 22.4%
• Equity multiple: 4.22×
• Total profit: $85,590
• Equity at exit: $65,831

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 50034

• Active inventory: 2
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,193 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $326

Break-even live

Break-even rent $780

Max offer price $95,000

Occupancy floor 68%

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 19 events

1. 2026-06-19
   days on market $95,000 Active 62 DOM
2. 2026-06-18
   days on market $95,000 Active 61 DOM
3. 2026-06-17
   days on market $95,000 Active 60 DOM
4. 2026-06-16
   days on market $95,000 Active 59 DOM
5. 2026-06-15
   days on market $95,000 Active 58 DOM
6. 2026-06-14
   days on market $95,000 Active 56 DOM
7. 2026-06-12
   days on market $95,000 Active 55 DOM
8. 2026-06-09
   days on market $95,000 Active 52 DOM
9. 2026-06-08
   days on market $95,000 Active 51 DOM
10. 2026-06-07
    days on market $95,000 Active 50 DOM
11. 2026-06-03
    days on market $95,000 Active 46 DOM
12. 2026-06-02
    days on market $95,000 Active 45 DOM
13. 2026-06-01
    days on market $95,000 Active 44 DOM
14. 2026-05-31
    days on market $95,000 Active 43 DOM
15. 2026-05-30
    days on market $95,000 Active 42 DOM
16. 2026-04-18
    listed $95,000 Active 315-char remark

    Show marketing remark (315 chars)

    Be sure to check out this beautiful home with small town living! Two story home with fenced in back yard and recent updates to the roof shingles, vinyl siding and some flooring. Three bedrooms with closets, one without, and one unconventional bedroom without closet on main level. Call to schedule a showing today!

17. 2017-11-20
    historical
18. 2017-09-18
    listed $39,900
19. 2017-09-13
    listed $39,900

ⓘ 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: $940 · $78/mo
• Projected year-2 tax: $1,216 · $101/mo
• Expected delta: +$276/yr (+$23/mo · 29.3%)

ⓘ 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 ≥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: $14,316
• − Mortgage interest: −$5,321
• − Property taxes: −$940
• − Insurance: −$475
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$2,764
• Taxable income: $2,526
• Est. tax owed @ 24.0%: −$606
• After-tax cash flow: $3,310/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: Webster City Community School District
• NCES district ID: 1930630
• Math proficiency: 60% ▼ -7.00%
• Reading proficiency: 60% ▲ 2.00%
• Median HH income: $45,510
• Composite: 50.65/100
• National rank: #1831
• State rank: #250 of 289 in IA

Livability — Blairsburg

• Score: 68/100
• State rank: #431
• US rank: #9277

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blairsburg, IA
• Population (ZIP): 397

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 14,602 people
• By 2030: 14,210 · -2.7%
• By 2040: 13,312 · -8.8%
• By 2050: 12,469 · -14.6%
• By 2075: 11,449 · -21.6%
• By 2100: 10,806 · -26.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 15% Slovak 11% Hungarian 8%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · German/W. Germanic 2%

Political lean MEDSL · Hamilton

• 2024 margin: Solid R (+33.3) · D 32.8% · R 66.1% · Other 1.1%
• 2008→2024 swing: -34.6pp toward R · 2008: 1.3pp · 2024: -33.3pp
• All cycles: 2024: R+33.3 2020: R+26.6 2016: R+22.9 2012: R+2.7 2008: D+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+138.1% since first listed

4 events — show timeline

• 2026-04-18 Listed $95,000 IAR
• 2017-11-20 Listing Removed — DMMLS
• 2017-09-18 Listed $39,900 DMMLS
• 2017-09-13 Listed $39,900 CIBOR

Property tax history

+32.7%/yr

Latest (2025): $940 · +2.4% YoY. Source: county tax records.