645 Oak St · Kamrar, IA 50132

$120,000

2 bd · 1.0 ba · 1,488 sqft · SingleFamily public records · 46 Days on market

Built 1920 0.64 ac lot

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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 +18.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +5.1/10.0
• Appreciation +5.0/10.0
• 1% rule +4.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well maintained home on a half-acre lot with a 3-car garage. Features large eat-in kitchen with beautiful oak cabinets, LVP flooring, and a full set of appliances. Main level has an open floor plan with large living room and secondary living room with seating and fireplace, a den/ office area has built in bookshelves. Main level also has a bedroom and full-bath with washer/Dryer. Upper-level features 2 bedrooms and extra storage area in the unfinished attic.

Key facts

• Open floor plan
• Half-acre lot
• Large eat-in kitchen

Tags

• HALF-ACRE LOT
• LARGE EAT-IN KITCHEN
• OAK CABINETS
• LVP FLOORING
• FULL SET OF APPLIANCES
• OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/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 $109k (8.9% below list).
• Recommended offer: $109k (8.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#906 in IA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: employment C-, schools F, amenities F.
• Webster City Community School District (town): math 60% / reading 60% proficiency, ranked #250 of 289 in IA (top 86%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 2 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 $4k of equity ($830 loan paydown + $4k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,289 (8.9% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.67%
• DSCR: 1.16
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $26,784
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
645 Elm St	0.06mi	3/1.5 (+1)	1,606 (+8%)	23mo	$29,000	$18	58

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: 10.9%
• Equity multiple: 1.62×
• Total profit: $20,980
• Equity at exit: $53,957

10-year hold

• IRR: 13.1%
• Equity multiple: 2.95×
• Total profit: $65,492
• Equity at exit: $83,154

Cash invested: $33,600 (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 50132

• Active inventory: 2
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,093 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$81 /mo · $975/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $103

Break-even live

Break-even rent $963

Max offer price $120,000

Occupancy floor 86%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2025-06-27
   soldstatus $120,000 Closed 462-char remark

   Show marketing remark (462 chars)

   Well maintained home on a half-acre lot with a 3-car garage. Features large eat-in kitchen with beautiful oak cabinets, LVP flooring, and a full set of appliances. Main level has an open floor plan with large living room and secondary living room with seating and fireplace, a den/ office area has built in bookshelves. Main level also has a bedroom and full-bath with washer/Dryer. Upper-level features 2 bedrooms and extra storage area in the unfinished attic.

2. 2025-06-27
   soldstatus $120,000

   Show marketing remark (462 chars)

   Well maintained home on a half-acre lot with a 3-car garage. Features large eat-in kitchen with beautiful oak cabinets, LVP flooring, and a full set of appliances. Main level has an open floor plan with large living room and secondary living room with seating and fireplace, a den/ office area has built in bookshelves. Main level also has a bedroom and full-bath with washer/Dryer. Upper-level features 2 bedrooms and extra storage area in the unfinished attic.

3. 2025-06-23
   status Pending
4. 2025-05-14
   status Pending 462-char remark

   Show marketing remark (462 chars)

   Well maintained home on a half-acre lot with a 3-car garage. Features large eat-in kitchen with beautiful oak cabinets, LVP flooring, and a full set of appliances. Main level has an open floor plan with large living room and secondary living room with seating and fireplace, a den/ office area has built in bookshelves. Main level also has a bedroom and full-bath with washer/Dryer. Upper-level features 2 bedrooms and extra storage area in the unfinished attic.

5. 2025-05-08
   listed $120,000 Active
6. 2025-05-07
   listed $120,000 Active 462-char remark

   Show marketing remark (462 chars)

   Well maintained home on a half-acre lot with a 3-car garage. Features large eat-in kitchen with beautiful oak cabinets, LVP flooring, and a full set of appliances. Main level has an open floor plan with large living room and secondary living room with seating and fireplace, a den/ office area has built in bookshelves. Main level also has a bedroom and full-bath with washer/Dryer. Upper-level features 2 bedrooms and extra storage area in the unfinished attic.

ⓘ 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: $975 · $81/mo
• Projected year-2 tax: $1,429 · $119/mo
• Expected delta: +$455/yr (+$38/mo · 46.6%)

ⓘ 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 ≥101°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: $13,115
• − Mortgage interest: −$6,722
• − Property taxes: −$975
• − Insurance: −$600
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$3,491
• Taxable loss: −$771
• Est. tax savings @ 24.0%: +$185
• After-tax cash flow: $1,419/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: Webster City Community School District
• NCES district ID: 1930630
• Math proficiency: 60% ▼ -7.00%
• Reading proficiency: 60% ▲ 2.00%
• Median HH income: $45,510
• Composite: 50.65/100
• National rank: #1831
• State rank: #250 of 289 in IA

Livability — Kamrar

• Score: 57/100
• State rank: #906
• US rank: #21668

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kamrar, IA
• Population (ZIP): 404

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Asian 2%
• Common ancestry: Portuguese 11% Iranian 4% Lithuanian 3%
• Foreign-born: 3% · China
• Languages at home: 98% English-only · Chinese 2% German/W. Germanic 0%

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: —
• Current HPI: —
• 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

+0.0% since first listed

6 events — show timeline

• 2025-06-27 Sold (Public Records) $120,000 Public Records
• 2025-06-27 Sold (MLS) $120,000 CIBOR
• 2025-06-23 Pending — IAR
• 2025-05-14 Pending — CIBOR
• 2025-05-08 Listed $120,000 IAR
• 2025-05-07 Listed $120,000 CIBOR

Property tax history

+9.3%/yr

Latest (2025): $975 · +31.0% YoY. Source: county tax records.