1025 2nd St · Hull, IA 51239

$65,000

4 bd · 1.0 ba · 1,253 sqft · SingleFamily public records · 26 Days on market

Built 1905 6,098 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this 4-bedroom, 1-bath handyman special offering 1,253 sq. ft. of potential! This home is being sold "AS-IS" and is ready for someone with vision to make it their own. Features include half of a shared garage plus a garden shed for extra storage. Whether you’re looking for an investment property, fixer-upper, or project home, this could be the perfect chance to build equity!

Key facts

• Investment property
• Shared garage
• Garden shed

Tags

• SHARED GARAGE
• GARDEN SHED
• INVESTMENT PROPERTY

Property features AI

Exterior

• Parking: Detached concrete garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Wood siding
• Exterior features: Shingle roof; Lot is approximately 0.14 acres; Zoned residential

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Window air conditioning units
• Interior features: Master suite on the main level
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 83/100 on livability (#38 in IA, #1,018 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Boyden-Hull Community School District (rural): math 69% / reading 68% proficiency, ranked #150 of 289 in IA (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Boyden-Hull Elementary School (math 72% / reading 62%, grade B+, #273 of 616 statewide, top 51%, 312 students, 38% FRL); Boyden-Hull High School (math 68% / reading 72%, grade B+, #146 of 336 statewide, top 45%, 291 students, 39% FRL) — zoned schools average 38% FRL vs 23% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 8 active listings in the ZIP; 201 units permitted in Sioux County in 2024 (52 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Sioux County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1905 — 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 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?
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: 2.00% ✓
• Cap rate: 16.34%
• Cash-on-cash: 35.88%
• DSCR: 2.60
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $185,444
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1219 3rd St	0.15mi	4/1.0	1,242 (-1%)	3mo	$105,000	$85	89
1415 Locust St	0.22mi	3/1.0 (-1)	1,270 (+1%)	8mo	$75,500	$59	76
1210 Elm St	0.16mi	3/2.0 (-1)	1,251 (-0%)	12mo	$185,000	$148	73
1208 2nd St	0.11mi	3/1.0 (-1)	1,128 (-10%)	1mo	$200,000	$177	72
1608 1st St	0.40mi	4/2.0	1,300 (+4%)	10mo	$200,000	$154	62
1326 3rd St	0.22mi	3/1.0 (-1)	1,332 (+6%)	16mo	$150,000	$113	61
1214 2nd St	0.13mi	3/2.0 (-1)	1,414 (+13%)	3mo	$216,000	$153	61
1313 4th St	0.23mi	3/2.5 (-1)	1,372 (+10%)	10mo	$260,500	$190	54
1215 Division St	0.27mi	3/1.0 (-1)	1,165 (-7%)	24mo	$132,000	$113	51

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

Projected returns pro-forma

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

5-year hold

• IRR: 31.6%
• Equity multiple: 2.33×
• Total profit: $24,167
• Equity at exit: $9,692

10-year hold

• IRR: 38.7%
• Equity multiple: 4.62×
• Total profit: $65,841
• Equity at exit: $5,620

Cash invested: $18,200 (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 51239

• Active inventory: 8
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,302 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$116 /mo · $1,398/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $544

Break-even live

Break-even rent $613

Max offer price $65,000

Occupancy floor 53%

Sensitivity live

Price	-10% $581	-5% $563	+0% $544	+5% $526	+10% $507
Rent	-10% $441	-5% $493	+0% $544	+5% $596	+10% $647
Rate	-1.0pp $577	-0.5pp $561	base $544	+0.5pp $527	+1.0pp $510

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $65,000 Active 26 DOM
2. 2026-06-21
   days on market $65,000 Active 25 DOM
3. 2026-06-18
   days on market $65,000 Active 23 DOM
4. 2026-06-17
   days on market $65,000 Active 22 DOM
5. 2026-06-16
   days on market $65,000 Active 21 DOM
6. 2026-06-15
   days on market $65,000 Active 20 DOM
7. 2026-06-13
   days on market $65,000 Active 18 DOM
8. 2026-06-12
   days on market $65,000 Active 17 DOM
9. 2026-06-09
   days on market $65,000 Active 14 DOM
10. 2026-06-08
    days on market $65,000 Active 13 DOM
11. 2026-06-07
    days on market $65,000 Active 12 DOM
12. 2026-06-07
    days on market $65,000 Active 11 DOM
13. 2026-06-04
    days on market $65,000 Active 8 DOM
14. 2026-06-02
    days on market $65,000 Active 7 DOM
15. 2026-06-01
    days on market $65,000 Active 6 DOM
16. 2026-05-31
    days on market $65,000 Active 5 DOM
17. 2026-05-31
    days on market $65,000 Active 4 DOM
18. 2026-05-26
    listed $65,000 Active
19. 2017-10-03
    soldstatus $64,875

ⓘ 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: $1,398 · $116/mo
• Projected year-2 tax: $1,398 · $116/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 3/10 Moderate 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,625
• − Mortgage interest: −$3,641
• − Property taxes: −$1,398
• − Insurance: −$325
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$1,891
• Taxable income: $5,870
• Est. tax owed @ 24.0%: −$1,409
• After-tax cash flow: $5,121/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: Boyden-Hull Community School District
• NCES district ID: 1905190
• Math proficiency: 69% ▼ -9.00%
• Reading proficiency: 68% ▼ -10.00%
• Median HH income: $59,147
• Composite: 59.01/100
• National rank: #961
• State rank: #150 of 289 in IA

Livability — Hull

• Score: 83/100
• State rank: #38
• US rank: #1018

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hull, IA
• Population (ZIP): 2,947

Population outlook (Sioux County) Hauer SSP2

• Today (2025): 35,762 people
• By 2030: 36,317 · +1.6%
• By 2040: 37,204 · +4.0%
• By 2050: 37,990 · +6.2%
• By 2075: 39,504 · +10.5%
• By 2100: 39,809 · +11.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 12% Two or more races 5%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Iranian 53% Portuguese 2% Serbian 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Sioux

• 2024 margin: Solid R (+71.1) · D 13.9% · R 85.0% · Other 1.1%
• 2008→2024 swing: -8.3pp toward R · 2008: -62.8pp · 2024: -71.1pp
• All cycles: 2024: R+71.1 2020: R+66.5 2016: R+69.3 2012: R+68.0 2008: R+62.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -165.18%
• Current HPI: 189.8388
• 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

+0.2% since first listed

2 events — show timeline

• 2026-05-26 Listed $65,000 NWIA
• 2017-10-03 Sold (Public Records) $64,875 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,398 · +1.5% YoY. Source: county tax records.