202 Main St St · Dakota City, IA 50529

$69,900

2 bd · 1.0 ba · 1,238 sqft · SingleFamily public records · 178 Days on market

Built 1910 0.72 ac lot $56/sqft · 51% below area

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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
• Appreciation +7.3/10.0
• Schools +6.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Good starter home or investment property, located on a dead end street so very little traffic.

Key facts

• Investment property
• Dead end street
• 0.72 acre lot

Tags

• INVESTMENT PROPERTY
• DEAD END STREET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#561 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, 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.
• Market conditions: 2 active listings in the ZIP; 13 units permitted in Humboldt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($483 loan paydown + $3k appreciation (4.5% local appreciation)).
• Humboldt County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, 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 178 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $34k; list at $70k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 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 1910 — 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: 1.52% ✓
• Cap rate: 13.03%
• Cash-on-cash: 24.07%
• DSCR: 2.07
• GRM: 5.5

CMA / ARV

• ARV (median comp): $142,783
• List price: $69,900
• Delta: -51.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 2nd St N	0.39mi	3/2.0 (+1)	1,252 (+1%)	0mo	$195,000	$156	71
308 4th St S	0.30mi	3/1.5 (+1)	1,200 (-3%)	7mo	$152,000	$127	68
306 5th St N	0.35mi	3/2.0 (+1)	1,204 (-3%)	3mo	$189,250	$157	67
15 2nd St. St N	0.21mi	2/2.0	1,080 (-13%)	5mo	$120,000	$111	61
321 2nd St St N	0.38mi	3/1.0 (+1)	1,261 (+2%)	22mo	$195,000	$155	56
108 2nd St S	0.26mi	3/1.5 (+1)	1,130 (-9%)	16mo	$190,000	$168	53
102 5th St N	0.49mi	2/2.0	1,334 (+8%)	9mo	$115,000	$86	52
403 3rd St N	0.46mi	3/1.0 (+1)	1,355 (+10%)	15mo	$126,000	$93	45
110 6th Ave N	0.51mi	2/2.0	1,083 (-12%)	19mo	$185,500	$171	36
108 6th Ave N	0.51mi	2/2.0	1,083 (-12%)	19mo	$185,500	$171	36
605 6th Ave. Ave S	0.70mi	3/2.0 (+1)	1,324 (+7%)	14mo	$130,000	$98	35
609 5th St N	0.70mi	2/2.0	1,416 (+14%)	16mo	$134,900	$95	26

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

Projected returns pro-forma

4.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.0%
• Equity multiple: 3.00×
• Total profit: $39,191
• Equity at exit: $37,567

10-year hold

• IRR: 31.9%
• Equity multiple: 6.00×
• Total profit: $97,818
• Equity at exit: $63,206

Cash invested: $19,572 (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 50529

• Home prices YoY: 3.6%
• Active inventory: 2
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,064 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$52 /mo · $624/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $393

Break-even live

Break-even rent $567

Max offer price $69,900

Occupancy floor 58%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $69,900 Active 178 DOM
2. 2026-06-18
   days on market $69,900 Active 177 DOM
3. 2026-06-17
   days on market $69,900 Active 176 DOM
4. 2026-06-16
   days on market $69,900 Active 175 DOM
5. 2026-06-15
   days on market $69,900 Active 174 DOM
6. 2026-06-14
   days on market $69,900 Active 172 DOM
7. 2026-06-12
   days on market $69,900 Active 171 DOM
8. 2026-06-09
   days on market $69,900 Active 168 DOM
9. 2026-06-08
   days on market $69,900 Active 167 DOM
10. 2026-06-07
    days on market $69,900 Active 166 DOM
11. 2026-06-05
    days on market $69,900 Active 163 DOM
12. 2026-06-03
    days on market $69,900 Active 162 DOM
13. 2026-06-02
    days on market $69,900 Active 161 DOM
14. 2026-06-01
    days on market $69,900 Active 160 DOM
15. 2026-05-31
    days on market $69,900 Active 159 DOM
16. 2026-05-30
    days on market $69,900 Active 158 DOM
17. 2025-12-23
    price $69,900 94-char remark

    Show marketing remark (94 chars)

    Good starter home or investment property, located on a dead end street so very little traffic.

18. 2025-12-22
    listed $159,000 Active 94-char remark

    Show marketing remark (94 chars)

    Good starter home or investment property, located on a dead end street so very little traffic.

19. 2023-04-07
    soldstatus $34,000
20. 2015-10-07
    soldstatus $13,000

ⓘ 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: $624 · $52/mo
• Projected year-2 tax: $861 · $72/mo
• Expected delta: +$237/yr (+$20/mo · 37.9%)

ⓘ 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 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: $12,764
• − Mortgage interest: −$3,915
• − Property taxes: −$624
• − Insurance: −$350
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$2,033
• Taxable income: $3,800
• Est. tax owed @ 24.0%: −$912
• After-tax cash flow: $3,800/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 — Dakota City

• Score: 65/100
• State rank: #561
• US rank: #12652

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dakota City, IA
• City population: 887
• Population (ZIP): 887

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 (88%)
• Race & ethnicity: White 88% Pacific Islander 8% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Portuguese 12% Polish 1% Slovak 1%
• Foreign-born: 8% · Canada, United Kingdom
• Languages at home: 90% English-only · Other Asian/Pacific 8% Spanish 1% Russian/Polish/Slavic 0%

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: ▲ 4.51%
• Current HPI: 130.2206
• 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

+437.7% since first listed

4 events — show timeline

• 2025-12-23 Price Changed $69,900 IAR
• 2025-12-22 Listed $159,000 IAR
• 2023-04-07 Sold (Public Records) $34,000 Public Records
• 2015-10-07 Sold (Public Records) $13,000 Public Records

Property tax history

+6.3%/yr

Latest (2022): $624 · +0.0% YoY. Source: county tax records.