601 Humboldt Ave · Bode, IA 50519

$129,900

4 bd · 3.0 ba · 2,218 sqft · SingleFamily public records · 33 Days on market

Built 1910 Good condition 0.49 ac lot Est $95k · 36% over

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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).

• Cash flow +20.3/30.0
• DSCR +6.5/10.0
• Appreciation +6.2/10.0
• 1% rule +5.2/10.0
• Schools +4.4/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Located in Bode, IA, this delightful two-story residence seamlessly merges historical charm with contemporary amenities. As you step inside, you are welcomed by beautiful original woodwork. Recent updates include new siding and a roof completed in 2019, along with a brand-new furnace installed in 2025. These are just a few of the many updates waiting for you. Enjoy a spacious 0.49-acre fenced yard, featuring an above-ground pool that will remain with the property. This house also boasts a detached 1,200 square foot garage that can accommodate up to six cars. Whether you're an auto enthusiast or simply need extra storage space. This is a property you must see for yourself. Call today!

Key facts

• New furnace
• New siding
• Fenced yard

Tags

• ORIGINAL WOODWORK
• NEW SIDING
• NEW ROOF
• NEW FURNACE
• FENCED YARD
• ABOVE-GROUND POOL

Property features AI

Exterior

• Parking: Detached 3-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story single-family residence; Residential property
• Construction: Built with vinyl siding
• Exterior features: Vinyl siding; Lot approximately 0.49 acres (132 x 163)

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Basement present; Central air conditioning; Forced air heating

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#513 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Twin Rivers Community School District (rural): math 60% / reading 40% proficiency, ranked #323 of 330 in IA (top 98%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 4 active listings in the ZIP; 13 units permitted in Humboldt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($898 loan paydown + $3k appreciation (2.3% local appreciation)).
• Humboldt County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, 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 33 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,003 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. 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: 1.02% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.52%
• DSCR: 1.25
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $95,374
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 College Ave	0.22mi	4/2.0	1,998 (-10%)	15mo	$86,500	$43	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.60×
• Total profit: $21,838
• Equity at exit: $53,655

10-year hold

• IRR: 13.6%
• Equity multiple: 2.89×
• Total profit: $68,563
• Equity at exit: $79,166

Cash invested: $36,372 (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 50519

• Home prices YoY: 2.0%
• Active inventory: 4
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,327 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$146 /mo · $1,752/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $167

Break-even live

Break-even rent $1,116

Max offer price $129,900

Occupancy floor 82%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $129,900 Active 33 DOM
2. 2026-06-17
   days on market $129,900 Active 32 DOM
3. 2026-06-16
   days on market $129,900 Active 31 DOM
4. 2026-06-15
   days on market $129,900 Active 30 DOM
5. 2026-06-13
   days on market $129,900 Active 28 DOM
6. 2026-06-12
   days on market $129,900 Active 27 DOM
7. 2026-06-09
   days on market $129,900 Active 24 DOM
8. 2026-06-08
   days on market $129,900 Active 23 DOM
9. 2026-06-07
   days on market $129,900 Active 22 DOM
10. 2026-06-05
    days on market $129,900 Active 20 DOM
11. 2026-06-04
    days on market $129,900 Active 18 DOM
12. 2026-06-02
    days on market $129,900 Active 17 DOM
13. 2026-06-01
    days on market $129,900 Active 16 DOM
14. 2026-05-31
    days on market $129,900 Active 15 DOM
15. 2026-05-31
    days on market $129,900 Active 14 DOM
16. 2026-05-15
    listed $129,900 Active

ⓘ 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: $1,752 · $146/mo
• Projected year-2 tax: $1,896 · $158/mo
• Expected delta: +$144/yr (+$12/mo · 8.2%)

ⓘ 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 · 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: $15,927
• − Mortgage interest: −$7,276
• − Property taxes: −$1,752
• − Insurance: −$650
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$3,779
• Taxable loss: −$78
• Est. tax savings @ 24.0%: +$19
• After-tax cash flow: $2,025/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This two-story home in Bode, IA, offers a good condition with recent updates and a spacious yard. It requires some cosmetic repairs to the kitchen and bathroom, but overall, it's a solid investment opportunity.

Repairs flagged

• Moderate Kitchen cabinets — Worn and dated
• Moderate Kitchen countertops — Worn and dated
• Moderate Bathroom tiles — Worn and dated

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace kitchen cabinets and countertops — Modern cabinets and countertops improve functionality and aesthetics
• Resale Replace bathroom tiles — New tiles enhance the bathroom's appearance and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and dated	Moderate	$3,000–15,000
Kitchen countertops · Worn and dated	Moderate	$3,000–15,000
Bathroom tiles · Worn and dated	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace kitchen cabinets and countertops — Modern cabinets and countertops improve functionality and aesthetics ↑
• Resale Replace bathroom tiles — New tiles enhance the bathroom's appearance and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Twin Rivers Community School District
• NCES district ID: 1928200
• Math proficiency: 60% ▼ -20.00%
• Reading proficiency: 40% ▼ -40.00%
• Median HH income: $45,541
• Composite: 44.42/100
• National rank: #6104
• State rank: #323 of 330 in IA

Livability — Bode

• Score: 66/100
• State rank: #513
• US rank: #11425

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bode, IA
• Population (ZIP): 713

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 (80%)
• Race & ethnicity: White 80% Two or more races 15% Hispanic / Latino 12%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Portuguese 13% Slovak 2% Iranian 1%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 12%

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: ▲ 2.34%
• Current HPI: 118.7139
• 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

1 event — show timeline

• 2026-05-15 Listed $129,900 IAR

Property tax history

+22.3%/yr

Latest (2025): $1,752 · +1.0% YoY. Source: county tax records.