919 3rd St · Dumont, IA 50625

$88,900

2 bd · 1.5 ba · 1,344 sqft · Other public records · 19 Days on market

Built 1961

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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 +26.2/30.0
• DSCR +8.9/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +5.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great 2 bedroom 1 bath home in Dumont. Features newly remodeled bathroom, main floor laundry, eat-in kitchen large living room & 1 car detached garage.

Key facts

• Newer boiler
• Full basement
• Walk-in shower

Tags

• MAIN-FLOOR LAUNDRY HOOKUPS
• UPDATED BATHROOM
• WALK-IN SHOWER
• EAT-IN KITCHEN
• FULL BASEMENT
• NEWER BOILER

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding
• Exterior features: 7,680 sq ft lot

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning
• Interior features: Basement present; Range; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $89k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#724 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety C-, schools F.
• Hampton-Dumont Community School District (rural): math 56% / reading 65% proficiency, ranked #243 of 289 in IA (top 84%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 9 active listings in the ZIP; 32 units permitted in Butler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($615 loan paydown + $5k appreciation (5.3% local appreciation)).
• Butler County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, 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 19 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago 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.
• Current owner paid $38k; list at $89k implies a 134% gain — meaningful room to come down on a strong offer.

Recommended offer $87,566 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.23% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.96%
• DSCR: 1.49
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 2.47×
• Total profit: $36,494
• Equity at exit: $51,961

10-year hold

• IRR: 22.2%
• Equity multiple: 4.90×
• Total profit: $97,201
• Equity at exit: $91,015

Cash invested: $24,892 (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 50625

• Home prices YoY: 3.9%
• Active inventory: 9
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$466
• Tax from tax record: −$134 /mo · $1,614/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $227

Break-even live

Break-even rent $807

Max offer price $88,900

Occupancy floor 74%

Sensitivity live

Price	-10% $278	-5% $253	+0% $227	+5% $202	+10% $177
Rent	-10% $141	-5% $184	+0% $227	+5% $271	+10% $314
Rate	-1.0pp $272	-0.5pp $250	base $227	+0.5pp $204	+1.0pp $181

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: $22,225
• Closing costs: $2,667
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $88,900 Active 19 DOM
2. 2026-06-18
   days on market $88,900 Active 17 DOM
3. 2026-06-17
   days on market $88,900 Active 16 DOM
4. 2026-06-16
   days on market $88,900 Active 15 DOM
5. 2026-06-15
   days on market $88,900 Active 14 DOM
6. 2026-06-13
   days on market $88,900 Active 12 DOM
7. 2026-06-12
   days on market $88,900 Active 11 DOM
8. 2026-06-09
   days on market $88,900 Active 8 DOM
9. 2026-06-08
   days on market $88,900 Active 7 DOM
10. 2026-06-07
    days on market $88,900 Active 6 DOM
11. 2026-06-07
    days on market $88,900 Active 5 DOM
12. 2026-06-04
    days on market $88,900 Active 2 DOM
13. 2026-06-01
    remarks 357-char remark
14. 2026-06-01
    listed $88,900 Active 1 DOM

ⓘ 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: $1,614 · $134/mo
• Projected year-2 tax: $1,614 · $134/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 2/10 Low
• 🌡 Heat 3/10 Moderate 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: $13,142
• − Mortgage interest: −$4,980
• − Property taxes: −$1,614
• − Insurance: −$444
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$2,586
• Taxable income: $1,415
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $2,390/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: Hampton-Dumont Community School District
• NCES district ID: 1913470
• Math proficiency: 56% ▼ -11.00%
• Reading proficiency: 65% ▲ 6.00%
• Median HH income: $46,880
• Composite: 51.16/100
• National rank: #1760
• State rank: #243 of 289 in IA

Livability — Dumont

• Score: 62/100
• State rank: #724
• US rank: #16725

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dumont, IA
• City population: 1,002
• Population (ZIP): 1,002

Population outlook (Butler County) Hauer SSP2

• Today (2025): 14,831 people
• By 2030: 14,748 · -0.6%
• By 2040: 14,456 · -2.5%
• By 2050: 14,079 · -5.1%
• By 2075: 13,041 · -12.1%
• By 2100: 10,935 · -26.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 3% Romanian 1% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Butler

• 2024 margin: Solid R (+45.4) · D 26.7% · R 72.1% · Other 1.2%
• 2008→2024 swing: -40.7pp toward R · 2008: -4.7pp · 2024: -45.4pp
• All cycles: 2024: R+45.4 2020: R+38.5 2016: R+36.9 2012: R+10.4 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.29%
• Current HPI: 141.7254
• 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

+127.9% since first listed

3 events — show timeline

• 2026-06-01 Listed $88,900 IAR
• 2014-06-27 Sold (MLS) $38,000 IAR
• 2013-12-18 Listed $39,000 IAR

Property tax history

+5.8%/yr

Latest (2025): $1,614 · +14.3% YoY. Source: county tax records.