402 E Newago St · Radcliffe, IA 50230

$139,000

3 bd · 1.0 ba · 1,664 sqft · SingleFamily public records · 33 Days on market

Built 1940 7,500 sqft lot $84/sqft · 32% below area Est $156k · 11% under

---

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 +17.2/30.0
• ARV discount +12.4/15.0
• Schools +5.7/10.0
• DSCR +5.3/10.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Appreciation +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is a very cute home. Remodeled bathroom, newer furnace and water heater. Space and plumbing available so a tub can be added to the bathroom. Water-proofed basement project recently completed make the basement a usable space for hobbies, toys or family area. Basement bath fixtures include a shower, stool and sink. Laundry, bath and one bedroom on the main floor for easy living. Beautiful hardwood floors. Large kitchen with spacious cabinets for your family enjoyment. Fenced in back yard for pets or children. Call today to see this home in the amazing town of Radcliffe. Great school, churches, park, lounge, steak house, library, bakery, convenience store and more. Less than 30 minutes to Ames, Iowa Falls or Eldora and only 20 minutes to Story City. All this at an affordable price. Start today building equity in your own home and ''Love Where You Live''!

Key facts

• Newer furnace
• Remodeled bathroom
• Usable space

Tags

• REMODELED BATHROOM
• NEWER FURNACE
• NEWER WATER HEATER
• WATER PROOFED BASEMENT
• USABLE SPACE
• LAUNDRY ON MAIN FLOOR

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (12.0% below list).
• Recommended offer: $122k (12.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#371 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-.
• Hubbard-Radcliffe Community School District (rural): math 68% / reading 65% proficiency, ranked #175 of 289 in IA (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 7 active listings in the ZIP; 6 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hardin County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $139k implies a 209% 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 $122,301 (12.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.02%
• DSCR: 1.13
• GRM: 9.5

CMA / ARV

• ARV (median comp): $155,842
• List price: $139,000
• Delta: -10.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Eugene St	0.10mi	3/1.0	1,614 (-3%)	2mo	$155,000	$96	88
409 Amanda St	0.19mi	3/2.0	1,680 (+1%)	16mo	$243,500	$145	72
209 Eugene St	0.12mi	3/2.0	1,493 (-10%)	16mo	$209,000	$140	60
304 Catherine St	0.17mi	2/1.0 (-1)	1,822 (+10%)	24mo	$125,000	$69	52
13886 260th St	0.74mi	3/2.0	1,632 (-2%)	10mo	$270,000	$165	50
103 E Newago St	0.23mi	4/2.0 (+1)	1,871 (+12%)	12mo	$125,000	$67	50

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-16,321
• Equity at exit: $20,725

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-6,331
• Equity at exit: $12,018

Cash invested: $38,920 (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 50230

• Home prices YoY: -2.3%
• Active inventory: 7
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,223 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$81 /mo · $976/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $98

Break-even live

Break-even rent $1,099

Max offer price $139,000

Occupancy floor 87%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-24
   price $139,000 868-char remark

   Show marketing remark (868 chars)

   This is a very cute home. Remodeled bathroom, newer furnace and water heater. Space and plumbing available so a tub can be added to the bathroom. Water-proofed basement project recently completed make the basement a usable space for hobbies, toys or family area. Basement bath fixtures include a shower, stool and sink. Laundry, bath and one bedroom on the main floor for easy living. Beautiful hardwood floors. Large kitchen with spacious cabinets for your family enjoyment. Fenced in back yard for pets or children. Call today to see this home in the amazing town of Radcliffe. Great school, churches, park, lounge, steak house, library, bakery, convenience store and more. Less than 30 minutes to Ames, Iowa Falls or Eldora and only 20 minutes to Story City. All this at an affordable price. Start today building equity in your own home and ''Love Where You Live''!

2. 2026-04-16
   listed $149,000 Active 868-char remark

   Show marketing remark (868 chars)

   This is a very cute home. Remodeled bathroom, newer furnace and water heater. Space and plumbing available so a tub can be added to the bathroom. Water-proofed basement project recently completed make the basement a usable space for hobbies, toys or family area. Basement bath fixtures include a shower, stool and sink. Laundry, bath and one bedroom on the main floor for easy living. Beautiful hardwood floors. Large kitchen with spacious cabinets for your family enjoyment. Fenced in back yard for pets or children. Call today to see this home in the amazing town of Radcliffe. Great school, churches, park, lounge, steak house, library, bakery, convenience store and more. Less than 30 minutes to Ames, Iowa Falls or Eldora and only 20 minutes to Story City. All this at an affordable price. Start today building equity in your own home and ''Love Where You Live''!

3. 2014-04-14
   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: $976 · $81/mo
• Projected year-2 tax: $1,579 · $132/mo
• Expected delta: +$603/yr (+$50/mo · 61.8%)

ⓘ 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 ≥102°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: $14,676
• − Mortgage interest: −$7,786
• − Property taxes: −$976
• − Insurance: −$695
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$4,044
• Taxable loss: −$1,173
• Est. tax savings @ 24.0%: +$281
• After-tax cash flow: $1,457/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: Hubbard-Radcliffe Community School District
• NCES district ID: 1914310
• Math proficiency: 68% ▼ -4.00%
• Reading proficiency: 65% ▼ -2.00%
• Median HH income: $56,284
• Composite: 57.09/100
• National rank: #1103
• State rank: #175 of 289 in IA

Livability — Radcliffe

• Score: 70/100
• State rank: #371
• US rank: #7793

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Radcliffe, IA
• Population (ZIP): 1,083

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 (91%)
• Race & ethnicity: White 91% Two or more races 5% Native American 3% Hispanic / Latino 2%
• Common ancestry: Portuguese 33% Italian 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

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: ▼ -4.58%
• Current HPI: 197.7844
• 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

+208.9% since first listed

3 events — show timeline

• 2026-04-24 Price Changed $139,000 CIBOR
• 2026-04-16 Listed $149,000 CIBOR
• 2014-04-14 Sold (Public Records) $45,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $976 · +7.4% YoY. Source: county tax records.