1205 Scott St · Ruthven, IA 51358

$58,000

5 bd · 1.0 ba · 1,664 sqft · SingleFamily public records · 157 Days on market

Built 1880 0.27 ac lot $35/sqft · 50% below area Est $115k · 50% under ↓ 5% since listing

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Why this score? — see what drove the A- 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
• Appreciation +5.7/10.0
• Schools +4.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Solid Home, Nice Price! Set on a generous corner lot with mature tree coverage, the structure itself offers a strong foundation for someone ready to restore and reimagine a piece of local history. Original hardwood floors, tall ceilings, and classic window trim hint at the character waiting to be brought back to life. The layout offers flexibility and function, including five bedrooms total, with four upstairs and one conveniently located on the main floor, along with a full main-floor bath. A dedicated laundry and mudroom entry adds everyday practicality, while the room sizes and flow provide plenty of options for future updates, work-from-home space, or multi-generational living. Located in Ruthven, Iowa, this property is just minutes from Lost Island Lake, making it a great fit for those who love lake life, boating, fishing, and small-town living. Its position between Spencer and Emmetsburg offers accessible commuting options while still enjoying a quieter pace of life. This home is being offered as a fixer-upper and will appeal to buyers who appreciate history, vision, and the opportunity to restore rather than replace. With its solid bones, desirable location, and timeless charm, this is a rare chance to preserve a piece of the past while shaping its next chapter.

Key facts

• Tall ceilings
• Dedicated laundry
• Classic window trim

Tags

• CORNER LOT
• MATURE TREE COVERAGE
• ORIGINAL HARDWOOD FLOORS
• TALL CEILINGS
• CLASSIC WINDOW TRIM
• DEDICATED LAUNDRY

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#534 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, amenities F.
• Ruthven-Ayrshire Community School District (rural): math 50% / reading 60% proficiency, ranked #309 of 330 in IA (top 94%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 16 active listings in the ZIP; 19 units permitted in Palo Alto County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($401 loan paydown + $794 appreciation (1.4% local appreciation)).
• Palo Alto County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $51,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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 1880 — 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 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?
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: 2.13% ✓
• Cap rate: 18.23%
• Cash-on-cash: 42.64%
• DSCR: 2.90
• GRM: 3.9

CMA / ARV

• ARV (median comp): $115,205
• List price: $58,000
• Delta: -49.65%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1603 1st St	0.27mi	4/2.0 (-1)	1,782 (+7%)	13mo	$183,500	$103	56
1206 Center St	0.32mi	4/1.5 (-1)	1,488 (-11%)	22mo	$48,500	$33	42

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

Projected returns pro-forma

1.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.8%
• Equity multiple: 3.40×
• Total profit: $38,915
• Equity at exit: $20,922

10-year hold

• IRR: 47.2%
• Equity multiple: 6.76×
• Total profit: $93,504
• Equity at exit: $28,692

Cash invested: $16,240 (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 51358

• Home prices YoY: 0.5%
• Active inventory: 16
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,238 medium
• Mortgage (P&I): −$304
• Tax est. 1.5%: −$72 /mo · $870/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $577

Break-even live

Break-even rent $507

Max offer price $58,000

Occupancy floor 48%

Sensitivity live

Price	-10% $617	-5% $597	+0% $577	+5% $557	+10% $537
Rent	-10% $479	-5% $528	+0% $577	+5% $626	+10% $675
Rate	-1.0pp $606	-0.5pp $592	base $577	+0.5pp $562	+1.0pp $547

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $58,000 Active 157 DOM
2. 2026-06-18
   days on market $58,000 Active 155 DOM
3. 2026-06-17
   days on market $58,000 Active 154 DOM
4. 2026-06-16
   days on market $58,000 Active 153 DOM
5. 2026-06-15
   days on market $58,000 Active 152 DOM
6. 2026-06-13
   days on market $58,000 Active 150 DOM
7. 2026-06-12
   days on market $58,000 Active 149 DOM
8. 2026-06-09
   days on market $58,000 Active 146 DOM
9. 2026-06-08
   days on market $58,000 Active 145 DOM
10. 2026-06-07
    days on market $58,000 Active 144 DOM
11. 2026-06-05
    days on market $58,000 Active 142 DOM
12. 2026-06-04
    days on market $58,000 Active 140 DOM
13. 2026-06-02
    days on market $58,000 Active 139 DOM
14. 2026-06-01
    days on market $58,000 Active 138 DOM
15. 2026-05-31
    days on market $58,000 Active 137 DOM
16. 2026-05-31
    days on market $58,000 Active 136 DOM
17. 2026-03-23
    price $58,000 1289-char remark

    Show marketing remark (1289 chars)

    Solid Home, Nice Price! Set on a generous corner lot with mature tree coverage, the structure itself offers a strong foundation for someone ready to restore and reimagine a piece of local history. Original hardwood floors, tall ceilings, and classic window trim hint at the character waiting to be brought back to life. The layout offers flexibility and function, including five bedrooms total, with four upstairs and one conveniently located on the main floor, along with a full main-floor bath. A dedicated laundry and mudroom entry adds everyday practicality, while the room sizes and flow provide plenty of options for future updates, work-from-home space, or multi-generational living. Located in Ruthven, Iowa, this property is just minutes from Lost Island Lake, making it a great fit for those who love lake life, boating, fishing, and small-town living. Its position between Spencer and Emmetsburg offers accessible commuting options while still enjoying a quieter pace of life. This home is being offered as a fixer-upper and will appeal to buyers who appreciate history, vision, and the opportunity to restore rather than replace. With its solid bones, desirable location, and timeless charm, this is a rare chance to preserve a piece of the past while shaping its next chapter.

18. 2026-01-14
    listed $61,000 Active 1289-char remark

    Show marketing remark (1289 chars)

    Solid Home, Nice Price! Set on a generous corner lot with mature tree coverage, the structure itself offers a strong foundation for someone ready to restore and reimagine a piece of local history. Original hardwood floors, tall ceilings, and classic window trim hint at the character waiting to be brought back to life. The layout offers flexibility and function, including five bedrooms total, with four upstairs and one conveniently located on the main floor, along with a full main-floor bath. A dedicated laundry and mudroom entry adds everyday practicality, while the room sizes and flow provide plenty of options for future updates, work-from-home space, or multi-generational living. Located in Ruthven, Iowa, this property is just minutes from Lost Island Lake, making it a great fit for those who love lake life, boating, fishing, and small-town living. Its position between Spencer and Emmetsburg offers accessible commuting options while still enjoying a quieter pace of life. This home is being offered as a fixer-upper and will appeal to buyers who appreciate history, vision, and the opportunity to restore rather than replace. With its solid bones, desirable location, and timeless charm, this is a rare chance to preserve a piece of the past while shaping its next chapter.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,855
• − Mortgage interest: −$3,249
• − Property taxes: −$870
• − Insurance: −$290
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$1,687
• Taxable income: $6,382
• Est. tax owed @ 24.0%: −$1,532
• After-tax cash flow: $5,394/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: Ruthven-Ayrshire Community School District
• NCES district ID: 1925050
• Math proficiency: 50% ▼ -25.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $44,398
• Composite: 48.19/100
• National rank: #4727
• State rank: #309 of 330 in IA

Livability — Ruthven

• Score: 66/100
• State rank: #534
• US rank: #11944

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ruthven, IA
• City population: 1,277
• Population (ZIP): 1,277

Population outlook (Palo Alto County) Hauer SSP2

• Today (2025): 8,816 people
• By 2030: 8,634 · -2.1%
• By 2040: 8,334 · -5.5%
• By 2050: 8,232 · -6.6%
• By 2075: 8,533 · -3.2%
• By 2100: 8,976 · +1.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 11% Hispanic / Latino 5% Asian 1%
• Common ancestry: Portuguese 5% Russian 3% Iranian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Palo Alto

• 2024 margin: Solid R (+45.0) · D 26.9% · R 71.9% · Other 1.2%
• 2008→2024 swing: -47.8pp toward R · 2008: 2.8pp · 2024: -45.0pp
• All cycles: 2024: R+45.0 2020: R+37.3 2016: R+36.0 2012: R+10.8 2008: D+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.37%
• Current HPI: 266.9712
• 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

-4.9% since first listed

2 events — show timeline

• 2026-03-23 Price Changed $58,000 Iowa Great Lakes BOR
• 2026-01-14 Listed $61,000 Iowa Great Lakes BOR

Property tax history

-67.7%/yr

Latest (2024): $5 · -92.6% YoY. Source: county tax records.