950 Main St · Stanhope, IA 50246

$119,900

4 bd · 1.0 ba · 1,285 sqft · SingleFamily public records · 322 Days on market

Built 1896 0.65 ac lot $93/sqft · 11% above area Est $108k · 11% 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 +14.8/30.0
• Appreciation +10.0/10.0
• Schools +6.8/10.0
• 1% rule +4.8/10.0
• DSCR +4.5/10.0
• Livability +3.4/5.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

All information obtained from seller and public records.

Key facts

• 0.65 acre lot
• Garage
• Built 1896

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $33 ($397/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 $118k (1.8% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#444 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• South Hamilton Community School District (rural): math 77% / reading 82% proficiency, ranked #30 of 289 in IA (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 4 active listings in the ZIP; 29 units permitted in Hamilton County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• Hamilton County population projected at -15% 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 322 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago; this cycle's ask has dropped $14k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $83k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1896 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 322 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 1896 — 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 D-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. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.18%
• DSCR: 1.05
• GRM: 8.5

CMA / ARV

• ARV (median comp): $108,254
• List price: $119,900
• Delta: 10.76%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
695 Alfred St	0.20mi	4/1.0	1,373 (+7%)	18mo	$13,000	$9	64
390 Main St	0.44mi	4/2.0	1,178 (-8%)	5mo	$165,000	$140	57
345 Bell St	0.23mi	4/2.0	1,428 (+11%)	22mo	$47,000	$33	49

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: 25.1%
• Equity multiple: 3.01×
• Total profit: $67,466
• Equity at exit: $108,015

10-year hold

• IRR: 22.2%
• Equity multiple: 6.87×
• Total profit: $197,139
• Equity at exit: $232,939

Cash invested: $33,572 (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 50246

• Home prices YoY: 5.9%
• Active inventory: 4
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,177 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$218 /mo · $2,619/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $33

Break-even live

Break-even rent $1,135

Max offer price $119,900

Occupancy floor 92%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $119,900 Active 322 DOM
2. 2026-06-17
   days on market $119,900 Active 321 DOM
3. 2026-06-16
   days on market $119,900 Active 320 DOM
4. 2026-06-15
   days on market $119,900 Active 319 DOM
5. 2026-06-13
   days on market $119,900 Active 317 DOM
6. 2026-06-12
   days on market $119,900 Active 316 DOM
7. 2026-06-09
   days on market $119,900 Active 313 DOM
8. 2026-06-08
   days on market $119,900 Active 312 DOM
9. 2026-06-07
   days on market $119,900 Active 311 DOM
10. 2026-06-05
    days on market $119,900 Active 309 DOM
11. 2026-06-04
    days on market $119,900 Active 307 DOM
12. 2026-06-02
    days on market $119,900 Active 306 DOM
13. 2026-06-01
    days on market $119,900 Active 305 DOM
14. 2026-05-31
    days on market $119,900 Active 304 DOM
15. 2026-05-31
    days on market $119,900 Active 303 DOM
16. 2026-02-24
    price $119,900

    Show marketing remark (56 chars)

    All information obtained from seller and public records.

17. 2026-02-24
    price $119,900 56-char remark

    Show marketing remark (56 chars)

    All information obtained from seller and public records.

18. 2026-01-20
    price $133,500

    Show marketing remark (56 chars)

    All information obtained from seller and public records.

19. 2026-01-20
    price $133,500 56-char remark

    Show marketing remark (56 chars)

    All information obtained from seller and public records.

20. 2025-07-31
    listed $133,900 Active

    Show marketing remark (56 chars)

    All information obtained from seller and public records.

21. 2025-07-31
    listed $133,900 Active 56-char remark

    Show marketing remark (56 chars)

    All information obtained from seller and public records.

22. 2019-03-01
    soldstatus $83,000
23. 2019-02-28
    soldstatus $83,000
24. 2019-02-28
    soldstatus $83,000
25. 2019-01-02
    listed $79,900
26. 2019-01-02
    listed $79,900
27. 2015-02-10
    soldstatus $55,000
28. 2014-11-10
    listed $65,000
29. 2010-03-17
    soldstatus $47,500
30. 2009-11-25
    soldstatus $19,046
31. 2009-11-23
    soldstatus $19,046
32. 2009-07-31
    listed $27,000

ⓘ 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: $2,619 · $218/mo
• Projected year-2 tax: $2,619 · $218/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 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: $14,127
• − Mortgage interest: −$6,716
• − Property taxes: −$2,619
• − Insurance: −$600
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$3,488
• Taxable loss: −$1,556
• Est. tax savings @ 24.0%: +$373
• After-tax cash flow: $770/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: South Hamilton Community School District
• NCES district ID: 1926640
• Math proficiency: 77% ▼ -2.00%
• Reading proficiency: 82% ▬ 0.00%
• Median HH income: $58,301
• Composite: 68.02/100
• National rank: #356
• State rank: #30 of 289 in IA

Livability — Stanhope

• Score: 68/100
• State rank: #444
• US rank: #9712

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stanhope, IA
• Population (ZIP): 711

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 14,602 people
• By 2030: 14,210 · -2.7%
• By 2040: 13,312 · -8.8%
• By 2050: 12,469 · -14.6%
• By 2075: 11,449 · -21.6%
• By 2100: 10,806 · -26.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Portuguese 24% Iranian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Hamilton

• 2024 margin: Solid R (+33.3) · D 32.8% · R 66.1% · Other 1.1%
• 2008→2024 swing: -34.6pp toward R · 2008: 1.3pp · 2024: -33.3pp
• All cycles: 2024: R+33.3 2020: R+26.6 2016: R+22.9 2012: R+2.7 2008: D+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.83%
• Current HPI: 194.5067
• 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

+344.1% since first listed

17 events — show timeline

• 2026-02-24 Price Changed $119,900 CIBOR
• 2026-02-24 Price Changed $119,900 DMMLS
• 2026-01-20 Price Changed $133,500 CIBOR
• 2026-01-20 Price Changed $133,500 DMMLS
• 2025-07-31 Listed $133,900 CIBOR
• 2025-07-31 Listed $133,900 DMMLS
• 2019-03-01 Sold (Public Records) $83,000 Public Records
• 2019-02-28 Sold (MLS) $83,000 DMMLS
• 2019-02-28 Sold (MLS) $83,000 CIBOR
• 2019-01-02 Listed $79,900 DMMLS
• 2019-01-02 Listed $79,900 CIBOR
• 2015-02-10 Sold (MLS) $55,000 CIBOR
• 2014-11-10 Listed $65,000 CIBOR
• 2010-03-17 Sold (Public Records) $47,500 Public Records
• 2009-11-25 Sold (MLS) $19,046 DMMLS
• 2009-11-23 Sold (Public Records) $19,046 Public Records
• 2009-07-31 Listed $27,000 DMMLS

Property tax history

+11.1%/yr

Latest (2025): $2,619 · +13.3% YoY. Source: county tax records.