2 E Main St · New Hampton, IA 50659

$135,000

1 bd · 3.0 ba · 3,080 sqft · SingleFamily · 11 Days on market

Built 1900 1,742 sqft lot $44/sqft · 30% below area Est $193k · 30% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• Schools +6.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0

Listing remarks

Live upstairs and let your investment work for you in this updated brick building on Main Street in New Hampton, Iowa. Renovated in 2021-2022, the property features a modern 1-bed, 1-bath apartment above with room to expand into 2 bedrooms -perfect for owner occupancy - while the main level offers a fully equipped commercial kitchen and flexible space with three separate entrances, ideal for rental income from a restaurant, cafe, bakery, or other business. Call today to learn more!

Key facts

• Flexible space
• Modern apartment
• 1,742 sq ft lot

Tags

• UPDATED BRICK BUILDING
• MODERN APARTMENT
• FLEXIBLE SPACE
• THREE SEPARATE ENTRANCES

Property features AI

Exterior

• Parking: 1 parking space
• Utilities: Municipal water; Municipal sewer; LP gas
• Home design: Two-story single-family home; Zoned RES/COMM; Less than 1/2 acre lot
• Construction: Estimated living area range: 2,501+ to 3,001–3,500 (estimate)
• Exterior features: Brick and brick/stone exterior

Interior

• Kitchen: Kitchen (Upper) — 15 x 10; Range; Refrigerator; Pantry (kitchen)
• Bedrooms: Master bedroom (Upper) — 12 x 12
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating; Central air; LP gas fuel
• Interior features: High speed internet available; Pantry; Full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/3.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (27.0% below list).
• Recommended offer: $99k (27.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#147 in IA, #2,653 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• New Hampton Community School District (town): math 76% / reading 73% proficiency, ranked #84 of 289 in IA (top 29%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: New Hampton Elementary School (math 67% / reading 52%, grade B-, #390 of 616 statewide, top 69%, 401 students, 33% FRL); New Hampton Middle School (math 83% / reading 76%, grade A+, #35 of 246 statewide, top 16%, 279 students, 34% FRL); New Hampton High School (math 75% / reading 79%, grade A-, #60 of 336 statewide, top 21%, 339 students, 28% FRL).
• Market conditions: 29 active listings in the ZIP; 6 units permitted in Chickasaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k appreciation (10.0% local appreciation)).
• Chickasaw County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,552 (27.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — 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: 0.73% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.90%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (median comp): $192,781
• List price: $135,000
• Delta: -29.97%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.69×
• Total profit: $63,706
• Equity at exit: $121,619

10-year hold

• IRR: 18.9%
• Equity multiple: 6.17×
• Total profit: $195,366
• Equity at exit: $262,275

Cash invested: $37,800 (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 50659

• Home prices YoY: 13.9%
• Active inventory: 29
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $986 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $-154

Break-even live

Break-even rent $1,181

Max offer price $112,659

Occupancy floor —

Sensitivity live

Price	-10% $-61	-5% $-108	+0% $-154	+5% $-201	+10% $-248
Rent	-10% $-232	-5% $-193	+0% $-154	+5% $-115	+10% $-77
Rate	-1.0pp $-86	-0.5pp $-120	base $-154	+0.5pp $-189	+1.0pp $-225

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-16
   status Pending 486-char remark
2. 2026-05-08
   historical 486-char remark
3. 2026-02-11
   listed $135,000 Active 486-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,826
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$3,927
• Taxable loss: −$4,255
• Est. tax savings @ 24.0%: +$1,021
• After-tax cash flow: $-831/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: New Hampton Community School District
• NCES district ID: 1920340
• Math proficiency: 76% ▼ -4.00%
• Reading proficiency: 73% ▲ 3.00%
• Median HH income: $46,395
• Composite: 62.78/100
• National rank: #668
• State rank: #84 of 289 in IA

Livability — New Hampton

• Score: 78/100
• State rank: #147
• US rank: #2653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Hampton, IA
• Population (ZIP): 5,942

Population outlook (Chickasaw County) Hauer SSP2

• Today (2025): 11,503 people
• By 2030: 11,187 · -2.7%
• By 2040: 10,569 · -8.1%
• By 2050: 9,997 · -13.1%
• By 2075: 8,819 · -23.3%
• By 2100: 7,126 · -38.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 7% Iranian 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 5% German/W. Germanic 3%

Political lean MEDSL · Chickasaw

• 2024 margin: Solid R (+37.2) · D 30.8% · R 68.0% · Other 1.2%
• 2008→2024 swing: -57.9pp toward R · 2008: 20.8pp · 2024: -37.2pp
• All cycles: 2024: R+37.2 2020: R+31.3 2016: R+23.2 2012: D+11.1 2008: D+20.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 41.75%
• Current HPI: 341.83
• 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

3 events — show timeline

• 2026-05-16 Pending — METROMLS
• 2026-05-08 Listing Removed — METROMLS
• 2026-02-11 Listed $135,000 METROMLS