715 N 4th St. St · Estherville, IA 51334

$47,500

2 bd · 2.5 ba · 1,018 sqft · SingleFamily public records · 166 Days on market

Built 1900 8,712 sqft lot Est $95k · 50% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2 Bedroom 1.5 Bathroom 1.5 story home with double garage. Affordable mortgage payments, make this a great alternative to renting! With a little handyman touch, this property offers a wonderful opportunity to add value and make it your own! Great potential for a homeowner or investor!

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Public water; Public sewer; Public maintained road
• Home design: Single-family residence; One and one half levels; One story
• Construction: Wood siding
• Exterior features: Gravel driveway; Shared driveway; Asphalt roof

Interior

• Kitchen: Refrigerator
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Natural gas forced-air heating
• Interior features: Refrigerator; Gas water heater; Unfinished partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $42k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.2% vs local median 5.2% in Estherville — 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 77/100 on livability (#174 in IA, #3,136 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D-, commute F.
• Estherville Lincoln Central Community School District (town): math 57% / reading 67% proficiency, ranked #229 of 289 in IA (top 79%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 45 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 11 units permitted in Emmet County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $328 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Emmet County population projected at -23% 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $48k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $41,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 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 1900 — 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. 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: 2.49% ✓
• Cap rate: 21.16%
• Cash-on-cash: 53.11%
• DSCR: 3.36
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $94,674
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
814 N 9th St	0.37mi	3/1.0 (+1)	1,008 (-1%)	0mo	$115,000	$114	70
714 N 4th St	0.03mi	2/1.0	912 (-10%)	9mo	$85,000	$93	68
916 N 6th St	0.22mi	3/1.0 (+1)	1,096 (+8%)	1mo	$93,000	$85	65
415 N 3rd St	0.17mi	2/1.0	888 (-13%)	7mo	$52,500	$59	59
1020 N 5th St	0.30mi	2/1.0	896 (-12%)	10mo	$95,275	$106	52
1415 N 7th St	0.52mi	3/1.0 (+1)	944 (-7%)	2mo	$139,000	$147	51
620 17th Ave Ave N	0.67mi	3/1.0 (+1)	1,040 (+2%)	6mo	$110,000	$106	49
1530 Maplecrest Dr	0.58mi	2/1.0	1,084 (+6%)	13mo	$142,000	$131	46
914 7th Ave N	0.39mi	3/1.0 (+1)	1,142 (+12%)	6mo	$16,000	$14	45
1014 Central Ave	0.66mi	2/2.0	935 (-8%)	10mo	$75,000	$80	45
215 2nd Ave S	0.59mi	3/1.5 (+1)	912 (-10%)	2mo	$74,000	$81	44
1338 N 13th St	0.68mi	2/2.0	1,163 (+14%)	1mo	$105,000	$90	42

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: 51.2%
• Equity multiple: 3.24×
• Total profit: $29,820
• Equity at exit: $7,082

10-year hold

• IRR: 56.6%
• Equity multiple: 6.59×
• Total profit: $74,352
• Equity at exit: $4,107

Cash invested: $13,300 (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 51334

• Home prices YoY: -7.7%
• Active inventory: 45
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,181 high
• Mortgage (P&I): −$249
• Tax from tax record: −$75 /mo · $902/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $589

Break-even live

Break-even rent $436

Max offer price $47,500

Occupancy floor 45%

Sensitivity live

Price	-10% $616	-5% $602	+0% $589	+5% $575	+10% $562
Rent	-10% $495	-5% $542	+0% $589	+5% $635	+10% $682
Rate	-1.0pp $613	-0.5pp $601	base $589	+0.5pp $576	+1.0pp $564

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: $11,875
• Closing costs: $1,425
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 N 5th St Unit 203-2110 Estherville, IA	3.0	1.0	1200	$1,355	$1.13	45d	1	0.33mi
203 N 5th St Unit 321-313 Estherville, IA	3.0	1.0	1200	$1,255	$1.05	45d	1	0.33mi
203 N 5th St Unit 203-2202 Estherville, IA	2.0	1.0	914	$1,020	$1.12	45d	1	0.33mi
203 N 5th St Unit 321-112 Estherville, IA	3.0	1.0	1200	$1,240	$1.03	45d	1	0.33mi
203 N 5th St Unit 203-2308 Estherville, IA	2.0	1.0	914	$1,050	$1.15	45d	1	0.33mi

Listing history 20 events

1. 2026-06-21
   days on market $47,500 Active 166 DOM
2. 2026-06-21
   days on market $47,500 Active 165 DOM
3. 2026-06-18
   days on market $47,500 Active 163 DOM
4. 2026-06-17
   days on market $47,500 Active 162 DOM
5. 2026-06-16
   days on market $47,500 Active 161 DOM
6. 2026-06-15
   days on market $47,500 Active 160 DOM
7. 2026-06-13
   days on market $47,500 Active 158 DOM
8. 2026-06-12
   days on market $47,500 Active 157 DOM
9. 2026-06-09
   days on market $47,500 Active 154 DOM
10. 2026-06-08
    days on market $47,500 Active 153 DOM
11. 2026-06-07
    days on market $47,500 Active 152 DOM
12. 2026-06-05
    days on market $47,500 Active 150 DOM
13. 2026-06-04
    days on market $47,500 Active 148 DOM
14. 2026-06-02
    days on market $47,500 Active 147 DOM
15. 2026-06-01
    days on market $47,500 Active 146 DOM
16. 2026-05-31
    days on market $47,500 Active 145 DOM
17. 2026-05-31
    days on market $47,500 Active 144 DOM
18. 2026-04-22
    price $47,500
19. 2026-01-05
    listed $57,500 Active
20. 2016-10-20
    soldstatus $22,000

ⓘ 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: $902 · $75/mo
• Projected year-2 tax: $902 · $75/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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥98°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: $14,167
• − Mortgage interest: −$2,661
• − Property taxes: −$902
• − Insurance: −$238
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$1,382
• Taxable income: $6,718
• Est. tax owed @ 24.0%: −$1,612
• After-tax cash flow: $5,451/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: Estherville Lincoln Central Community School District
• NCES district ID: 1911070
• Math proficiency: 57% ▼ -1.00%
• Reading proficiency: 67% ▲ 5.00%
• Median HH income: $46,185
• Composite: 52.33/100
• National rank: #1588
• State rank: #229 of 289 in IA

Livability — Estherville

• Score: 77/100
• State rank: #174
• US rank: #3136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Estherville, IA
• Population (ZIP): 6,827

Population outlook (Emmet County) Hauer SSP2

• Today (2025): 9,084 people
• By 2030: 8,626 · -5.0%
• By 2040: 7,751 · -14.7%
• By 2050: 6,991 · -23.0%
• By 2075: 5,854 · -35.6%
• By 2100: 5,563 · -38.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 13% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 10% Iranian 3% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 8% German/W. Germanic 0%

Political lean MEDSL · Emmet

• 2024 margin: Solid R (+44.0) · D 27.5% · R 71.5% · Other 1.0%
• 2008→2024 swing: -48.0pp toward R · 2008: 3.9pp · 2024: -44.0pp
• All cycles: 2024: R+44.0 2020: R+36.0 2016: R+37.5 2012: R+8.9 2008: D+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.14%
• Current HPI: 207.0155
• 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

+115.9% since first listed

3 events — show timeline

• 2026-04-22 Price Changed $47,500 Iowa Great Lakes BOR
• 2026-01-05 Listed $57,500 Iowa Great Lakes BOR
• 2016-10-20 Sold (Public Records) $22,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $902 · +3.9% YoY. Source: county tax records.