1150 11th St · Sheldon, IA 51201

$112,200

4 bd · 3.0 ba · 1,766 sqft · SingleFamily public records · 15 Days on market

Built 1930 7,500 sqft lot $64/sqft · 52% below area Est $125k · 10% under

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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 +26.6/30.0
• ARV discount +12.0/15.0
• DSCR +9.1/10.0
• 1% rule +7.4/10.0
• Schools +6.4/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice 3 Bedroom home with 2 Baths and a one stall garage. The Master bedroom has a 3/4 bath and walk in closet. Hud homes are sold AS IS. All offers to be submitted on www. HUDHomestore. gov. Case # 161-382697

Key facts

• 7,500 sq ft lot
• Garage
• Built 1930

Property features AI

Exterior

• Parking: Detached garage; Concrete parking; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Porch; Shingle roof

Interior

• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Natural gas heating; Forced air heating; Central air conditioning
• Interior features: Partially finished basement; Basement present

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $111k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.6% in Sheldon — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 84/100 on livability (#23 in IA, #688 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Sheldon Community School District (town): math 74% / reading 78% proficiency, ranked #63 of 289 in IA (top 22%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Sheldon Middle School (math 70% / reading 78%, grade A, #83 of 246 statewide, top 34%, 320 students, 47% FRL); Sheldon High School (math 73% / reading 81%, grade A-, #60 of 336 statewide, top 21%, 342 students, 39% FRL).
• Market conditions: 49 active listings in the ZIP; 13 units permitted in O'Brien County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $776 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• O'Brien County population projected at -11% 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 $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $56k; list at $112k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,517 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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 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?
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: 1.24% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.45%
• DSCR: 1.51
• GRM: 6.7

CMA / ARV

• ARV (median comp): $124,539
• List price: $112,200
• Delta: 5.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1144 11th St	0.02mi	3/2.0 (-1)	1,744 (-1%)	3mo	$187,000	$107	86
1301 14th St	0.10mi	3/2.0 (-1)	1,704 (-4%)	3mo	$115,500	$68	78
1140 14th St	0.15mi	3/1.0 (-1)	1,805 (+2%)	2mo	$187,500	$104	75
703 9th Ave	0.40mi	3/2.0 (-1)	1,736 (-2%)	0mo	$217,000	$125	69
905 6th St	0.51mi	4/2.0	1,720 (-3%)	3mo	$193,000	$112	65
1024 7th St	0.35mi	4/2.0	1,950 (+10%)	1mo	$269,900	$138	62
823 8th	0.39mi	4/2.0	1,592 (-10%)	3mo	$83,000	$52	59
702 7th St	0.51mi	4/1.5	1,880 (+6%)	0mo	$239,000	$127	59
716 4th St	0.69mi	5/2.0 (+1)	1,720 (-3%)	3mo	$155,000	$90	52
515 8th Ave	0.56mi	3/1.0 (-1)	1,627 (-8%)	1mo	$162,000	$100	47
1309 Iselin Ave	0.68mi	3/2.0 (-1)	1,616 (-8%)	1mo	$84,000	$52	45
902 6th Street St	0.49mi	3/1.5 (-1)	1,520 (-14%)	6mo	$180,000	$118	38

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $948
• Equity at exit: $16,729

10-year hold

• IRR: 10.5%
• Equity multiple: 1.81×
• Total profit: $25,564
• Equity at exit: $9,701

Cash invested: $31,416 (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 51201

• Home prices YoY: -25.9%
• Active inventory: 49
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,396 medium
• Mortgage (P&I): −$588
• Tax from tax record: −$168 /mo · $2,020/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $300

Break-even live

Break-even rent $1,017

Max offer price $112,200

Occupancy floor 74%

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: $28,050
• Closing costs: $3,366
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $112,200 Active 15 DOM
2. 2026-06-17
   days on market $112,200 Active 14 DOM
3. 2026-06-16
   days on market $112,200 Active 13 DOM
4. 2026-06-15
   days on market $112,200 Active 12 DOM
5. 2026-06-13
   days on market $112,200 Active 10 DOM
6. 2026-06-12
   days on market $112,200 Active 9 DOM
7. 2026-06-09
   days on market $112,200 Active 6 DOM
8. 2026-06-08
   days on market $112,200 Active 5 DOM
9. 2026-06-07
   days on market $112,200 Active 4 DOM
10. 2026-06-05
    days on market $112,200 Active 2 DOM
11. 2026-06-04
    statuslisting id $112,200 Active 1 DOM
12. 2026-05-13
    status Pending 208-char remark
13. 2026-05-11
    listed $112,200 Active 208-char remark
14. 2026-03-26
    listed $132,000 Active
15. 2012-03-26
    soldstatus $55,720

ⓘ 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: $2,020 · $168/mo
• Projected year-2 tax: $2,020 · $168/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 14 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: $16,758
• − Mortgage interest: −$6,285
• − Property taxes: −$2,020
• − Insurance: −$561
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$3,264
• Taxable income: $1,947
• Est. tax owed @ 24.0%: −$467
• After-tax cash flow: $3,130/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: Sheldon Community School District
• NCES district ID: 1925980
• Math proficiency: 74% ▼ -4.00%
• Reading proficiency: 78% ▬ 0.00%
• Median HH income: $50,644
• Composite: 64.39/100
• National rank: #545
• State rank: #63 of 289 in IA

Livability — Sheldon

• Score: 84/100
• State rank: #23
• US rank: #688

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sheldon, IA
• City population: 6,226
• Population (ZIP): 6,226

Population outlook (O'Brien County) Hauer SSP2

• Today (2025): 13,353 people
• By 2030: 13,040 · -2.3%
• By 2040: 12,422 · -7.0%
• By 2050: 11,887 · -11.0%
• By 2075: 11,132 · -16.6%
• By 2100: 10,176 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 14% Two or more races 8% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Iranian 24% Portuguese 6% Ukrainian 2%
• Foreign-born: 8% · Canada
• Languages at home: 88% English-only · Spanish 10% Arabic 2%

Political lean MEDSL · O'Brien

• 2024 margin: Solid R (+60.9) · D 19.0% · R 80.0% · Other 1.0%
• 2008→2024 swing: -26.1pp toward R · 2008: -34.9pp · 2024: -60.9pp
• All cycles: 2024: R+60.9 2020: R+56.8 2016: R+60.2 2012: R+45.2 2008: R+34.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.15%
• Current HPI: 214.5955
• 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

+101.4% since first listed

5 events — show timeline

• 2026-06-02 Listed $112,200 NWIA
• 2026-05-13 Pending — NWIA
• 2026-05-11 Listed $112,200 NWIA
• 2026-03-26 Listed $132,000 NWIA
• 2012-03-26 Sold (Public Records) $55,720 Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,020 · +2.1% YoY. Source: county tax records.