210 Oak St · Audubon, IA 50025

$149,900

3 bd · 1.0 ba · 1,108 sqft · SingleFamily public records · 11 Days on market

Built 1954 6,685 sqft lot Est $141k · 7% over

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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).

• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• Schools +6.4/10.0
• ARV discount +4.6/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.6/10.0

Listing remarks

Charming and neat as a pin – this one-family-owned home has been meticulously kept over the years. Enjoy one-level living, with a large eat-in kitchen, spacious living room, and three bedrooms. The recently remodeled bathroom includes a walk-in shower. Relax with your morning coffee in the fully enclosed sunroom or back patio. The two-car attached garage has heat and amazing storage capacity. Sitting on a level lot, an additional cement pad is perfect for parking your camper, trailer or vehicle. Recent improvements include a new roof, vinyl windows, and gutters in 2018, as well as a new furnace and a/c in 2021.

Key facts

• Large eat in kitchen
• One level living
• Walk in shower

Tags

• ONE LEVEL LIVING
• LARGE EAT IN KITCHEN
• RECENTLY REMODELED BATHROOM
• WALK IN SHOWER
• FULLY ENCLOSED SUNROOM
• BACK PATIO

Property features AI

Exterior

• Parking: Attached heated garage; 2-car garage with concrete floor and garage door opener
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Single family residence; Residential property
• Construction: Frame construction with metal siding; Shingle roof
• Exterior features: Corner lot; Lot dimensions approximately 76.4 x 87.5 ft

Interior

• Kitchen: Range; Refrigerator; Dishwasher not listed
• Flooring: Carpet; Hardwood
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Disposal; Gas water heater
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (34.0% below list).
• Recommended offer: $99k (34.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#95 in IA, #1,992 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Audubon Community School District (rural): math 73% / reading 80% proficiency, ranked #64 of 289 in IA (top 22%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Audubon Elementary School (math 67% / reading 67%, grade B+, #273 of 616 statewide, top 51%, 251 students, 40% FRL); Audubon Middle-High School (math 75% / reading 83%, grade A-, #48 of 336 statewide, top 14%, 296 students, 39% FRL).
• Market conditions: 26 active listings in the ZIP; 4 units permitted in Audubon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Audubon County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,862 (34.0% 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. Built in 1954 — 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 B-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?
5. 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?
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: 0.66% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.03%
• DSCR: 0.78
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $140,716
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Walnut St	0.09mi	2/2.0 (-1)	1,040 (-6%)	1mo	$132,500	$127	75
707 N Arlington St	0.46mi	4/2.0 (+1)	1,156 (+4%)	3mo	$158,500	$137	60
204 Washington St	0.32mi	2/1.0 (-1)	971 (-12%)	7mo	$92,000	$95	54
720 N Division St	0.41mi	2/1.0 (-1)	999 (-10%)	8mo	$140,000	$140	52
303 Pacific Ave	0.53mi	3/1.5	1,238 (+12%)	3mo	$154,000	$124	51
911 Broadway St	0.70mi	3/2.0	1,144 (+3%)	8mo	$165,000	$144	51
214 2nd Ave	0.68mi	3/2.0	1,118 (+1%)	17mo	$130,000	$116	49
202 1st Ave	0.59mi	3/1.0	1,186 (+7%)	16mo	$108,000	$91	48
406 Davenport St	0.35mi	3/3.0	1,210 (+9%)	16mo	$295,000	$244	47
613 Tracy St	0.71mi	2/1.0 (-1)	1,204 (+9%)	1mo	$117,000	$97	47
619 Tracy St	0.74mi	3/2.0	1,218 (+10%)	11mo	$117,500	$96	36
708 N Arlington St	0.46mi	2/3.0 (-1)	1,231 (+11%)	14mo	$235,000	$191	35

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.68×
• Total profit: $70,404
• Equity at exit: $135,042

10-year hold

• IRR: 18.8%
• Equity multiple: 6.15×
• Total profit: $216,071
• Equity at exit: $291,223

Cash invested: $41,972 (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 50025

• Home prices YoY: 5.4%
• Active inventory: 26
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$108 /mo · $1,300/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $-176

Break-even live

Break-even rent $1,211

Max offer price $118,831

Occupancy floor —

Sensitivity live

Price	-10% $-91	-5% $-133	+0% $-176	+5% $-218	+10% $-261
Rent	-10% $-254	-5% $-215	+0% $-176	+5% $-137	+10% $-98
Rate	-1.0pp $-100	-0.5pp $-138	base $-176	+0.5pp $-215	+1.0pp $-254

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $149,900 Active 11 DOM
2. 2026-06-21
   days on market $149,900 Active 10 DOM
3. 2026-06-18
   days on market $149,900 Active 8 DOM
4. 2026-06-17
   days on market $149,900 Active 7 DOM
5. 2026-06-16
   days on market $149,900 Active 6 DOM
6. 2026-06-15
   days on market $149,900 Active 5 DOM
7. 2026-06-13
   days on market $149,900 Active 3 DOM
8. 2026-06-12
   remarks 618-char remark
9. 2026-06-12
   listed $149,900 Active 2 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: $1,300 · $108/mo
• Projected year-2 tax: $1,827 · $152/mo
• Expected delta: +$527/yr (+$44/mo · 40.5%)

ⓘ 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 ≥103°F today · 15 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: $11,863
• − Mortgage interest: −$8,397
• − Property taxes: −$1,300
• − Insurance: −$750
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$4,361
• Taxable loss: −$4,842
• Est. tax savings @ 24.0%: +$1,162
• After-tax cash flow: $-948/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: Audubon Community School District
• NCES district ID: 1903960
• Math proficiency: 73% ▲ 4.00%
• Reading proficiency: 80% ▲ 7.00%
• Median HH income: $45,632
• Composite: 64.32/100
• National rank: #552
• State rank: #64 of 289 in IA

Livability — Audubon

• Score: 79/100
• State rank: #95
• US rank: #1992

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Audubon, IA
• Population (ZIP): 2,893

Population outlook (Audubon County) Hauer SSP2

• Today (2025): 5,157 people
• By 2030: 4,837 · -6.2%
• By 2040: 4,241 · -17.8%
• By 2050: 3,679 · -28.7%
• By 2075: 2,917 · -43.4%
• By 2100: 2,408 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Iranian 3% Portuguese 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Audubon

• 2024 margin: Solid R (+38.4) · D 29.9% · R 68.3% · Other 1.7%
• 2008→2024 swing: -41.5pp toward R · 2008: 3.1pp · 2024: -38.4pp
• All cycles: 2024: R+38.4 2020: R+35.8 2016: R+31.2 2012: R+5.6 2008: D+3.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.14%
• Current HPI: 217.58
• 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

1 event — show timeline

• 2026-06-10 Listed $149,900 IAR

Property tax history

+5.3%/yr

Latest (2025): $1,300 · -12.0% YoY. Source: county tax records.