909 4th Avenue North Ave · Humboldt, IA 50548

$79,900

3 bd · 1.0 ba · 1,253 sqft · SingleFamily public records · 22 Days on market

Built 1940 0.31 ac lot $64/sqft · 43% below area Est $141k · 43% 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 +9.9/10.0
• Schools +6.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CHARMING 1 1/2 STORY 3 BEDROOM HOME OFFERS 1,253 S/F OF COMFORTABLE LIVING SPACE. THIS HOME INCLUDES A DETACHED 1/CAR HEATED GARAGE-PERFECT FOR WINTER PROJECTS OR EXTRA WORKSPACE. HARDWOOD FLOORS IN LIVING ROOM. WINDOW UNIT (2 YEARS OLD), DEHUMIDIFIER, REFRIGERATOR IN BASEMENT, WASHER AND DRYER - STAY. HOOKUPS FOR MAIN FLOOR LAUNDRY. A 200 AMP CIRCUIT BREAKER BOX (2009) AND NEWER FURNCACE INSTALLED IN 2016, SHINGLES - NEW 2018. GARAGE WAS MOVED ONTO THE PROPERTY IN 2024-HAS VINYL SIDING. WHETHER YOU'RE LOOKING FOR A STARTER HOME, INVESTMENT PROPERTY, OR A COZY PLACE TO SETTLE IN, THIS PROPERTY HAS GREAT POTENTIAL! PROPERTY IS BEING - SOLD "AS IS".

Key facts

• Newer furnace
• Vinyl siding
• Hardwood floors

Tags

• DETACHED GARAGE
• HARDWOOD FLOORS
• 200 AMP CIRCUIT BREAKER
• NEWER FURNACE
• VINYL SIDING

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: One and a half stories; Single-family residence
• Construction: Metal siding
• Exterior features: Lot roughly 82.5 x 165

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Window AC unit(s)
• Interior features: Finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 3.8% in Humboldt — 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 83/100 on livability (#34 in IA, #1,000 nationally) — a professional / high-income tenant draw. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Humboldt Community School District (town): math 75% / reading 72% proficiency, ranked #92 of 289 in IA (top 32%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 62 active listings in the ZIP; 13 units permitted in Humboldt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Humboldt County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $80k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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: 1.49% ✓
• Cap rate: 12.12%
• Cash-on-cash: 20.81%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (median comp): $140,879
• List price: $79,900
• Delta: -43.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 5th Ave N	0.08mi	3/2.0	1,290 (+3%)	1mo	$145,155	$113	87
911 6th Ave Ave N	0.16mi	3/1.0	1,168 (-7%)	2mo	$115,000	$98	80
308 2nd St N	0.58mi	3/2.0	1,252 (-0%)	0mo	$195,000	$156	68
815 10th St N	0.38mi	3/1.0	1,329 (+6%)	5mo	$218,000	$164	68
812 9th St N	0.36mi	3/3.0	1,260 (+1%)	10mo	$140,000	$111	65
908 8th Avenue North Ave	0.28mi	2/2.0 (-1)	1,128 (-10%)	2mo	$182,500	$162	60
808 9th St N	0.35mi	3/2.5	1,189 (-5%)	11mo	$239,000	$201	60
1 Rainbow Dr. Dr	0.66mi	3/1.0	1,209 (-4%)	7mo	$117,000	$97	58
808 8th St. St N	0.38mi	2/1.0 (-1)	1,094 (-13%)	2mo	$70,000	$64	55
102 5th St N	0.42mi	2/2.0 (-1)	1,334 (+6%)	9mo	$115,000	$86	53
25 Rainbow Dr	0.63mi	3/1.5	1,395 (+11%)	0mo	$119,000	$85	49
15 2nd St. St N	0.69mi	2/2.0 (-1)	1,080 (-14%)	5mo	$120,000	$111	32

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: 13.2%
• Equity multiple: 1.53×
• Total profit: $11,775
• Equity at exit: $11,913

10-year hold

• IRR: 22.1%
• Equity multiple: 2.88×
• Total profit: $42,132
• Equity at exit: $6,908

Cash invested: $22,372 (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 50548

• Home prices YoY: -20.0%
• Active inventory: 62
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,187 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$97 /mo · $1,168/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $388

Break-even live

Break-even rent $696

Max offer price $79,900

Occupancy floor 62%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-05
   status $79,900 Pending 22 DOM
2. 2026-06-03
   days on market $79,900 Active 22 DOM
3. 2026-06-02
   days on market $79,900 Active 21 DOM
4. 2026-06-01
   days on market $79,900 Active 20 DOM
5. 2026-05-31
   days on market $79,900 Active 19 DOM
6. 2026-05-30
   days on market $79,900 Active 18 DOM
7. 2026-05-12
   listed $79,900 Active 666-char remark
8. 2022-05-19
   soldstatus $45,000

ⓘ 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: $1,168 · $97/mo
• Projected year-2 tax: $1,211 · $101/mo
• Expected delta: +$43/yr (+$4/mo · 3.7%)

ⓘ 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 ≥100°F today · 16 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: $14,241
• − Mortgage interest: −$4,476
• − Property taxes: −$1,168
• − Insurance: −$400
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$2,324
• Taxable income: $3,595
• Est. tax owed @ 24.0%: −$863
• After-tax cash flow: $3,792/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: Humboldt Community School District
• NCES district ID: 1914370
• Math proficiency: 75% ▼ -5.00%
• Reading proficiency: 72% ▼ -7.00%
• Median HH income: $48,318
• Composite: 62.13/100
• National rank: #707
• State rank: #92 of 289 in IA

Livability — Humboldt

• Score: 83/100
• State rank: #34
• US rank: #1000

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: Humboldt, IA
• City population: 5,482
• Population (ZIP): 5,482

Population outlook (Humboldt County) Hauer SSP2

• Today (2025): 9,265 people
• By 2030: 9,141 · -1.3%
• By 2040: 8,904 · -3.9%
• By 2050: 8,448 · -8.8%
• By 2075: 7,742 · -16.4%
• By 2100: 6,414 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Portuguese 14% Iranian 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Humboldt

• 2024 margin: Solid R (+50.0) · D 24.4% · R 74.4% · Other 1.2%
• 2008→2024 swing: -35.7pp toward R · 2008: -14.3pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+44.6 2016: R+46.0 2012: R+22.1 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.69%
• Current HPI: 206.5373
• 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

+77.6% since first listed

3 events — show timeline

• 2026-06-03 Pending — IAR
• 2026-05-12 Listed $79,900 IAR
• 2022-05-19 Sold (Public Records) $45,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,168 · +26.4% YoY. Source: county tax records.