1107 Campbell St · Ayrshire, IA 50515

$13,500

3 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 218 Days on market

Built 1900 0.36 ac lot $12/sqft · 17% above area Est $12k · 17% over

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Why this score? — see what drove the D 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 +15.0/30.0
• Appreciation +6.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This property is an excellent opportunity for fix and flip, rental, or make it your own. Some repairs are needed, and some of the demo work has been done, and there are some newer updates done, with some left to do. Kitchen is demoed out, cupboards are in the house Structure is very solid, sitting on a large, level corner lot, waiting for you.

Key facts

• Newer updates
• 0.36 acre lot
• Garage

Tags

• LARGE LEVEL CORNER LOT
• NEWER UPDATES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $14k.

Deal economics

• At list price, monthly cash flow is $867 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $14k).
• Recommended offer: $12k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#814 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: health & safety C-, schools F, amenities F.
• Ruthven-Ayrshire Community School District (rural): math 50% / reading 60% proficiency, ranked #309 of 330 in IA (top 94%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 19 units permitted in Palo Alto County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $360 of equity ($93 loan paydown + $267 appreciation (2.0% local appreciation)).
• Palo Alto County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($12k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

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

Recommended offer $11,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 9.00% ✓
• Cap rate: 83.35%
• Cash-on-cash: 275.22%
• DSCR: 13.25
• GRM: 0.9

CMA / ARV

• ARV (median comp): $11,500
• List price: $13,500
• Delta: 17.39%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1107 Campbell St	0.00mi	3/1.5	1,096 (0%)	0mo	$11,500	$10	98

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

Projected returns pro-forma

1.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 15.85×
• Total profit: $56,145
• Equity at exit: $5,310

10-year hold

• IRR: —
• Equity multiple: 33.66×
• Total profit: $123,444
• Equity at exit: $7,634

Cash invested: $3,780 (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 50515

• Home prices YoY: 1.8%
• Active inventory: 3
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$71
• Tax est. 1.5%: −$17 /mo · $202/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $867

Break-even live

Break-even rent $118

Max offer price $13,500

Occupancy floor 24%

Sensitivity live

Price	-10% $876	-5% $872	+0% $867	+5% $862	+10% $858
Rent	-10% $771	-5% $819	+0% $867	+5% $915	+10% $963
Rate	-1.0pp $874	-0.5pp $870	base $867	+0.5pp $863	+1.0pp $860

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: $3,375
• Closing costs: $405
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-04
   statusdays on market $13,500 Pending 218 DOM
2. 2026-06-02
   days on market $13,500 Active Under Contract 217 DOM
3. 2026-06-01
   days on market $13,500 Active Under Contract 216 DOM
4. 2026-05-31
   days on market $13,500 Active Under Contract 215 DOM
5. 2026-05-31
   days on market $13,500 Active Under Contract 214 DOM
6. 2026-01-03
   status Active 345-char remark

   Show marketing remark (345 chars)

   This property is an excellent opportunity for fix and flip, rental, or make it your own. Some repairs are needed, and some of the demo work has been done, and there are some newer updates done, with some left to do. Kitchen is demoed out, cupboards are in the house Structure is very solid, sitting on a large, level corner lot, waiting for you.

7. 2026-01-01
   historical Active Under Contract 345-char remark

   Show marketing remark (345 chars)

   This property is an excellent opportunity for fix and flip, rental, or make it your own. Some repairs are needed, and some of the demo work has been done, and there are some newer updates done, with some left to do. Kitchen is demoed out, cupboards are in the house Structure is very solid, sitting on a large, level corner lot, waiting for you.

8. 2025-10-28
   listed $13,500 Active 345-char remark

   Show marketing remark (345 chars)

   This property is an excellent opportunity for fix and flip, rental, or make it your own. Some repairs are needed, and some of the demo work has been done, and there are some newer updates done, with some left to do. Kitchen is demoed out, cupboards are in the house Structure is very solid, sitting on a large, level corner lot, waiting for you.

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

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 ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,586
• − Mortgage interest: −$756
• − Property taxes: −$202
• − Insurance: −$68
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$393
• Taxable income: $10,833
• Est. tax owed @ 24.0%: −$2,600
• After-tax cash flow: $7,803/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: Ruthven-Ayrshire Community School District
• NCES district ID: 1925050
• Math proficiency: 50% ▼ -25.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $44,398
• Composite: 48.19/100
• National rank: #4727
• State rank: #309 of 330 in IA

Livability — Ayrshire

• Score: 60/100
• State rank: #814
• US rank: #18689

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ayrshire, IA
• Population (ZIP): 248

Population outlook (Palo Alto County) Hauer SSP2

• Today (2025): 8,816 people
• By 2030: 8,634 · -2.1%
• By 2040: 8,334 · -5.5%
• By 2050: 8,232 · -6.6%
• By 2075: 8,533 · -3.2%
• By 2100: 8,976 · +1.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 12% Two or more races 5%
• Common ancestry: Lithuanian 3% Portuguese 3% Iranian 2%

Political lean MEDSL · Palo Alto

• 2024 margin: Solid R (+45.0) · D 26.9% · R 71.9% · Other 1.2%
• 2008→2024 swing: -47.8pp toward R · 2008: 2.8pp · 2024: -45.0pp
• All cycles: 2024: R+45.0 2020: R+37.3 2016: R+36.0 2012: R+10.8 2008: D+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.98%
• Current HPI: 109.792
• 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

• 2026-01-03 Relisted — IAR
• 2026-01-01 Contingent — IAR
• 2025-10-28 Listed $13,500 IAR

Property tax history

+23.3%/yr

Latest (2025): $1,950 · +12.1% YoY. Source: county tax records.