515 N Linn Ave · New Hampton, IA 50659

$99,500

1 bd · 1.0 ba · 1,057 sqft · SingleFamily public records · 40 Days on market

Built 1900 Est $156k · 36% under

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Why this score? — see what drove the B 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 +22.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.1/10.0
• Schools +6.3/10.0
• 1% rule +4.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This charming 2 bedroom, 1 bathroom home is situated on a spacious corner lot with mature trees. It is full of character and value! Inside, you & acirc; & euro; & trade; ll find original hardwood & amp; timeless charm throughout, giving the home warmth and personality. Updates include a newer water heater, furnace, attic insulation, new gutters and fresh paint. The home is move in ready! Whether you & acirc; & euro; & trade; re a first-time buyer or investor, this home is a fantastic opportunity at an affordable price point. No rent to own, sold as is.

Key facts

• Original hardwood
• Fresh paint
• New gutters

Tags

• CORNER LOT
• MATURE TREES
• ORIGINAL HARDWOOD
• NEWER WATER HEATER
• NEW GUTTERS
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/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 $98k (1.1% below list).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

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 $11k of equity ($688 loan paydown + $10k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $96,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 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: 0.99% ✗
• Cap rate: 8.26%
• Cash-on-cash: 7.02%
• DSCR: 1.31
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $156,436
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
513 W Court St	0.34mi	1/1.5	1,038 (-2%)	14mo	$77,000	$74	67
404 E Gardner St	0.40mi	2/1.0 (+1)	942 (-11%)	10mo	$139,500	$148	50
252 S Maple Ave	0.65mi	2/2.0 (+1)	1,128 (+7%)	18mo	$108,700	$96	34
240 S Water Ave	0.66mi	2/1.5 (+1)	936 (-11%)	18mo	$190,000	$203	28

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

Projected returns pro-forma

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

5-year hold

• IRR: 29.4%
• Equity multiple: 3.32×
• Total profit: $64,537
• Equity at exit: $89,637

10-year hold

• IRR: 25.5%
• Equity multiple: 7.53×
• Total profit: $181,831
• Equity at exit: $193,307

Cash invested: $27,860 (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: 8.4×

Monthly cashflow live

• Estimated rent: $984 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$51 /mo · $616/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $163

Break-even live

Break-even rent $778

Max offer price $99,500

Occupancy floor 78%

Sensitivity live

Price	-10% $219	-5% $191	+0% $163	+5% $135	+10% $107
Rent	-10% $85	-5% $124	+0% $163	+5% $202	+10% $241
Rate	-1.0pp $213	-0.5pp $188	base $163	+0.5pp $137	+1.0pp $111

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $99,500 Active 40 DOM
2. 2026-06-21
   days on market $99,500 Active 39 DOM
3. 2026-06-18
   days on market $99,500 Active 37 DOM
4. 2026-06-17
   days on market $99,500 Active 36 DOM
5. 2026-06-16
   days on market $99,500 Active 35 DOM
6. 2026-06-15
   days on market $99,500 Active 34 DOM
7. 2026-06-13
   days on market $99,500 Active 32 DOM
8. 2026-06-12
   days on market $99,500 Active 31 DOM
9. 2026-06-09
   days on market $99,500 Active 28 DOM
10. 2026-06-08
    days on market $99,500 Active 27 DOM
11. 2026-06-07
    days on market $99,500 Active 26 DOM
12. 2026-06-07
    days on market $99,500 Active 25 DOM
13. 2026-06-04
    days on market $99,500 Active 22 DOM
14. 2026-06-02
    days on market $99,500 Active 21 DOM
15. 2026-06-01
    days on market $99,500 Active 20 DOM
16. 2026-05-31
    days on market $99,500 Active 19 DOM
17. 2026-05-31
    days on market $99,500 Active 18 DOM
18. 2026-05-12
    listed $99,500 Active 547-char remark

ⓘ 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: $616 · $51/mo
• Projected year-2 tax: $1,089 · $91/mo
• Expected delta: +$473/yr (+$39/mo · 76.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥100°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: $11,810
• − Mortgage interest: −$5,574
• − Property taxes: −$616
• − Insurance: −$498
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$2,895
• Taxable income: $339
• Est. tax owed @ 24.0%: −$81
• After-tax cash flow: $1,874/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

1 event — show timeline

• 2026-05-12 Listed $99,500 FSBO.com

Property tax history

+3.3%/yr

Latest (2025): $616 · +4.1% YoY. Source: county tax records.