1006 5th Ave N · Humboldt, IA 50548

$150,000

3 bd · 2.0 ba · 1,290 sqft · SingleFamily public records · 67 Days on market

Built 1903 0.31 ac lot Est $146k · at est.

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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 +12.7/30.0
• ARV discount +6.2/15.0
• Schools +6.2/10.0
• Livability +4.2/5.0
• DSCR +3.8/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you're looking for a well maintained, move in ready home in a quiet neighborhood, look no further. This three bedroom, two bath, 1280 sq. ft. home is a must see. It's very tastefully decorated with many updates throughout. Along with the outdoor living space, this home certainly has a lot of value to offer.

Key facts

• Private balcony
• Large backyard
• Main-level laundry

Tags

• LARGE BACKYARD
• PRIVATE BALCONY
• MAIN-LEVEL LAUNDRY
• PEACEFUL NEIGHBORHOOD

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: Detached one-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential zoning
• Construction: Cement siding; Stone foundation; Asphalt shingle roof
• Exterior features: Deck; Open deck; Patio

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Unfinished basement
• Laundry & utility: Main-level laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-15 ($-184/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (19.8% below list).
• Recommended offer: $120k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.4% in Humboldt — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#34 in IA, #1,000 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Humboldt Community School District (town): math 75% / reading 72% proficiency, ranked #92 of 289 in IA (top 32%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Taft Elementary School (math 82% / reading 67%, grade A, #131 of 616 statewide, top 27%, 396 students, 42% FRL); Humboldt Middle School (math 74% / reading 71%, grade A, #90 of 246 statewide, top 38%, 440 students, 40% FRL); Humboldt High School (math 72% / reading 75%, grade B+, #108 of 336 statewide, top 33%, 496 students, 36% FRL).
• Market conditions: 63 active listings in the ZIP; 13 units permitted in Humboldt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Humboldt County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 $74k; list at $150k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,309 (19.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1903 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.44%
• DSCR: 0.98
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $145,770
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 5th Ave N	0.00mi	3/2.0	1,290 (0%)	1mo	$145,155	$113	99
901 5th Ave N	0.10mi	3/2.0	1,315 (+2%)	14mo	$139,000	$106	81
911 6th Ave Ave N	0.12mi	3/1.0	1,168 (-10%)	2mo	$115,000	$98	73
815 10th St N	0.33mi	3/1.0	1,329 (+3%)	5mo	$218,000	$164	71
812 9th St N	0.33mi	3/3.0	1,260 (-2%)	10mo	$140,000	$111	68
308 2nd St N	0.65mi	3/2.0	1,252 (-3%)	0mo	$195,000	$156	64
908 8th Avenue North Ave	0.24mi	2/2.0 (-1)	1,128 (-13%)	2mo	$182,500	$162	62
808 9th St N	0.31mi	3/2.5	1,189 (-8%)	11mo	$239,000	$201	61
102 5th St N	0.50mi	2/2.0 (-1)	1,334 (+3%)	9mo	$115,000	$86	58
25 Rainbow Dr	0.56mi	3/1.5	1,395 (+8%)	0mo	$119,000	$85	58
14 Hickory Ln	0.45mi	3/2.0	1,384 (+7%)	14mo	$245,000	$177	55
1 Rainbow Dr. Dr	0.59mi	3/1.0	1,209 (-6%)	7mo	$117,000	$97	52

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-25,308
• Equity at exit: $22,365

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-23,399
• Equity at exit: $12,969

Cash invested: $42,000 (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 50548

• Home prices YoY: -20.0%
• Active inventory: 63
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,203 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$117 /mo · $1,400/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-15

Break-even live

Break-even rent $1,223

Max offer price $147,291

Occupancy floor 96%

Sensitivity live

Price	-10% $70	-5% $27	+0% $-15	+5% $-58	+10% $-100
Rent	-10% $-110	-5% $-63	+0% $-15	+5% $32	+10% $80
Rate	-1.0pp $60	-0.5pp $23	base $-15	+0.5pp $-54	+1.0pp $-94

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-25
   status Pending
2. 2026-02-16
   listed $150,000 Active
3. 2017-11-29
   soldstatus $74,000 311-char remark

   Show marketing remark (311 chars)

   If you're looking for a well maintained, move in ready home in a quiet neighborhood, look no further. This three bedroom, two bath, 1280 sq. ft. home is a must see. It's very tastefully decorated with many updates throughout. Along with the outdoor living space, this home certainly has a lot of value to offer.

4. 2017-11-29
   soldstatus $74,100

   Show marketing remark (311 chars)

   If you're looking for a well maintained, move in ready home in a quiet neighborhood, look no further. This three bedroom, two bath, 1280 sq. ft. home is a must see. It's very tastefully decorated with many updates throughout. Along with the outdoor living space, this home certainly has a lot of value to offer.

5. 2017-09-22
   listed $79,000 311-char remark

   Show marketing remark (311 chars)

   If you're looking for a well maintained, move in ready home in a quiet neighborhood, look no further. This three bedroom, two bath, 1280 sq. ft. home is a must see. It's very tastefully decorated with many updates throughout. Along with the outdoor living space, this home certainly has a lot of value to offer.

6. 2016-08-09
   soldstatus $58,000 280-char remark

   Show marketing remark (280 chars)

   Three bedroom home with two full baths and main floor laundry. Main floor: new kitchen 2013, bath w/ shower & laundry, dining room, living room. Upstairs: Three bedrooms and bath w/ tub & shower. Larger upstairs bedroom features walk-in closet and 40 SF walk out deck.

7. 2016-08-09
   soldstatus $58,000

   Show marketing remark (280 chars)

   Three bedroom home with two full baths and main floor laundry. Main floor: new kitchen 2013, bath w/ shower & laundry, dining room, living room. Upstairs: Three bedrooms and bath w/ tub & shower. Larger upstairs bedroom features walk-in closet and 40 SF walk out deck.

8. 2016-03-01
   listed $59,900 280-char remark

   Show marketing remark (280 chars)

   Three bedroom home with two full baths and main floor laundry. Main floor: new kitchen 2013, bath w/ shower & laundry, dining room, living room. Upstairs: Three bedrooms and bath w/ tub & shower. Larger upstairs bedroom features walk-in closet and 40 SF walk out deck.

9. 2014-09-12
   soldstatus $49,000
10. 2014-09-12
    soldstatus $49,000
11. 2012-10-10
    listed $59,900

ⓘ 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: $1,400 · $117/mo
• Projected year-2 tax: $1,878 · $156/mo
• Expected delta: +$478/yr (+$40/mo · 34.1%)

ⓘ 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 ≥100°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: $14,437
• − Mortgage interest: −$8,402
• − Property taxes: −$1,400
• − Insurance: −$750
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$4,364
• Taxable loss: −$2,789
• Est. tax savings @ 24.0%: +$669
• After-tax cash flow: $485/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: Humboldt Community School District
• NCES district ID: 1914370
• Math proficiency: 75% ▼ -5.00%
• Reading proficiency: 72% ▼ -7.00%
• Median HH income: $48,318
• Composite: 62.13/100
• National rank: #707
• State rank: #92 of 289 in IA

Livability — Humboldt

• Score: 83/100
• State rank: #34
• US rank: #1000

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Humboldt, IA
• City population: 5,482
• Population (ZIP): 5,482

Population outlook (Humboldt County) Hauer SSP2

• Today (2025): 9,265 people
• By 2030: 9,141 · -1.3%
• By 2040: 8,904 · -3.9%
• By 2050: 8,448 · -8.8%
• By 2075: 7,742 · -16.4%
• By 2100: 6,414 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Portuguese 14% Iranian 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Humboldt

• 2024 margin: Solid R (+50.0) · D 24.4% · R 74.4% · Other 1.2%
• 2008→2024 swing: -35.7pp toward R · 2008: -14.3pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+44.6 2016: R+46.0 2012: R+22.1 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.69%
• Current HPI: 206.5373
• 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

+150.4% since first listed

11 events — show timeline

• 2026-04-25 Pending — DMMLS
• 2026-02-16 Listed $150,000 DMMLS
• 2017-11-29 Sold (Public Records) $74,100 Public Records
• 2017-11-29 Sold (MLS) $74,000 IAR
• 2017-09-22 Listed $79,000 IAR
• 2016-08-09 Sold (Public Records) $58,000 Public Records
• 2016-08-09 Sold (MLS) $58,000 IAR
• 2016-03-01 Listed $59,900 IAR
• 2014-09-12 Sold (Public Records) $49,000 Public Records
• 2014-09-12 Sold (MLS) $49,000 IAR
• 2012-10-10 Listed $59,900 IAR

Property tax history

+5.5%/yr

Latest (2025): $1,400 · +0.7% YoY. Source: county tax records.