300 2nd St St · Bode, IA 50519

$84,900

3 bd · 2.0 ba · 1,395 sqft · SingleFamily public records · 100 Days on market

Built 1905 Fair condition 6,534 sqft lot $61/sqft · 24% below area Est $112k · 24% under

---

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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Appreciation +6.2/10.0
• Schools +4.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Looking for a rental property or starting out on your own, this 2 story, 3 bdrm home could fit the bill. Smaller community means lower property taxes and small town living. Updated drywall several years ago, updated flooring, new furnace, spacious kitchen area with formal dining room, living room off the front foyer, main floor bath and upper level bath also. This home is waiting for you to take a look - lets schedule an appt soon.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1905

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#513 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Twin Rivers Community School District (rural): math 60% / reading 40% proficiency, ranked #323 of 330 in IA (top 98%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 4 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 $3k of equity ($587 loan paydown + $2k appreciation (2.3% 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 (2.3% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,259 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.40% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.69%
• DSCR: 1.92
• GRM: 6.0

CMA / ARV

• ARV (median comp): $112,163
• List price: $84,900
• Delta: -24.31%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Oleson Ave Ave	0.16mi	3/2.0	1,414 (+1%)	2mo	$115,000	$81	88
204 Christiana Ave. Ave	0.03mi	3/1.5	1,432 (+3%)	21mo	$90,000	$63	75
600 Christiana Ave Ave	0.24mi	3/2.0	1,568 (+12%)	10mo	$104,000	$66	60

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

Projected returns pro-forma

2.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 2.40×
• Total profit: $33,394
• Equity at exit: $35,068

10-year hold

• IRR: 26.9%
• Equity multiple: 4.62×
• Total profit: $86,011
• Equity at exit: $51,741

Cash invested: $23,772 (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 50519

• Home prices YoY: 2.0%
• Active inventory: 4
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,185 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $410

Break-even live

Break-even rent $666

Max offer price $84,900

Occupancy floor 60%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-06
   status Pending 435-char remark

   Show marketing remark (435 chars)

   Looking for a rental property or starting out on your own, this 2 story, 3 bdrm home could fit the bill. Smaller community means lower property taxes and small town living. Updated drywall several years ago, updated flooring, new furnace, spacious kitchen area with formal dining room, living room off the front foyer, main floor bath and upper level bath also. This home is waiting for you to take a look - lets schedule an appt soon.

2. 2026-01-26
   listed $84,900 Active 435-char remark

   Show marketing remark (435 chars)

   Looking for a rental property or starting out on your own, this 2 story, 3 bdrm home could fit the bill. Smaller community means lower property taxes and small town living. Updated drywall several years ago, updated flooring, new furnace, spacious kitchen area with formal dining room, living room off the front foyer, main floor bath and upper level bath also. This home is waiting for you to take a look - lets schedule an appt soon.

3. 2024-06-05
   soldstatus $75,000
4. 2024-05-28
   soldstatus $75,000 Closed 323-char remark

   Show marketing remark (323 chars)

   Experience the charm of small-town living in a recently renovated home! This delightful property features three bedrooms, two baths, and several upgrades, including new drywall, new flooring, a brand new furnace, and fully revamped bathrooms. Don't miss out on this fantastic opportunity. Call today to schedule a viewing!

5. 2024-04-18
   status Pending 323-char remark

   Show marketing remark (323 chars)

   Experience the charm of small-town living in a recently renovated home! This delightful property features three bedrooms, two baths, and several upgrades, including new drywall, new flooring, a brand new furnace, and fully revamped bathrooms. Don't miss out on this fantastic opportunity. Call today to schedule a viewing!

6. 2024-04-16
   historical Active Under Contract 323-char remark

   Show marketing remark (323 chars)

   Experience the charm of small-town living in a recently renovated home! This delightful property features three bedrooms, two baths, and several upgrades, including new drywall, new flooring, a brand new furnace, and fully revamped bathrooms. Don't miss out on this fantastic opportunity. Call today to schedule a viewing!

7. 2024-04-16
   status Active 323-char remark

   Show marketing remark (323 chars)

   Experience the charm of small-town living in a recently renovated home! This delightful property features three bedrooms, two baths, and several upgrades, including new drywall, new flooring, a brand new furnace, and fully revamped bathrooms. Don't miss out on this fantastic opportunity. Call today to schedule a viewing!

8. 2024-04-08
   historical Active Under Contract 323-char remark

   Show marketing remark (323 chars)

   Experience the charm of small-town living in a recently renovated home! This delightful property features three bedrooms, two baths, and several upgrades, including new drywall, new flooring, a brand new furnace, and fully revamped bathrooms. Don't miss out on this fantastic opportunity. Call today to schedule a viewing!

9. 2024-03-15
   price $79,000 323-char remark

   Show marketing remark (323 chars)

   Experience the charm of small-town living in a recently renovated home! This delightful property features three bedrooms, two baths, and several upgrades, including new drywall, new flooring, a brand new furnace, and fully revamped bathrooms. Don't miss out on this fantastic opportunity. Call today to schedule a viewing!

10. 2023-12-22
    listed $85,000 Active 323-char remark

    Show marketing remark (323 chars)

    Experience the charm of small-town living in a recently renovated home! This delightful property features three bedrooms, two baths, and several upgrades, including new drywall, new flooring, a brand new furnace, and fully revamped bathrooms. Don't miss out on this fantastic opportunity. Call today to schedule a viewing!

ⓘ 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: $548 · $46/mo
• Projected year-2 tax: $940 · $78/mo
• Expected delta: +$392/yr (+$33/mo · 71.6%)

ⓘ 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: $14,220
• − Mortgage interest: −$4,756
• − Property taxes: −$548
• − Insurance: −$424
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$2,470
• Taxable income: $3,747
• Est. tax owed @ 24.0%: −$899
• After-tax cash flow: $4,019/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 2-story home requires moderate renovations to update its dated kitchen and bathrooms, and to enhance its exterior and landscaping. With these improvements, it has the potential to significantly increase its resale and rental value.

Repairs flagged

• Major kitchen cabinets — severely dated and worn
• Major bathroom fixtures — outdated and small
• Moderate exterior siding — weathered and exposed
• Major flooring — dated and in poor condition
• Minor paint — some peeling

Value-add opportunities

• Resale new kitchen cabinets and appliances — modernizes the space and adds value
• Resale new bathroom fixtures and vanity — increases functionality and appeal
• Resale new exterior siding and paint — enhances curb appeal and durability
• Resale new flooring — updates the space and adds value
• Both landscaping and curb appeal — improves the home's overall appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and worn	Major	$15,000–50,000
bathroom fixtures · outdated and small	Major	$15,000–50,000
exterior siding · weathered and exposed	Moderate	$3,000–15,000
flooring · dated and in poor condition	Major	$15,000–50,000
paint · some peeling	Minor	$500–3,000
Total estimated repair cost · 5 items		$48,500–168,000

Value-add ROI direction

• Resale new kitchen cabinets and appliances — modernizes the space and adds value ↑
• Resale new bathroom fixtures and vanity — increases functionality and appeal ↑
• Resale new exterior siding and paint — enhances curb appeal and durability ↑
• Resale new flooring — updates the space and adds value ↑
• Both landscaping and curb appeal — improves the home's overall appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Twin Rivers Community School District
• NCES district ID: 1928200
• Math proficiency: 60% ▼ -20.00%
• Reading proficiency: 40% ▼ -40.00%
• Median HH income: $45,541
• Composite: 44.42/100
• National rank: #6104
• State rank: #323 of 330 in IA

Livability — Bode

• Score: 66/100
• State rank: #513
• US rank: #11425

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bode, IA
• Population (ZIP): 713

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 (80%)
• Race & ethnicity: White 80% Two or more races 15% Hispanic / Latino 12%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Portuguese 13% Slovak 2% Iranian 1%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 12%

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: ▲ 2.34%
• Current HPI: 118.7139
• 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

-0.1% since first listed

10 events — show timeline

• 2026-05-06 Pending — IAR
• 2026-01-26 Listed $84,900 IAR
• 2024-06-05 Sold (Public Records) $75,000 Public Records
• 2024-05-28 Sold (MLS) $75,000 IAR
• 2024-04-18 Pending — IAR
• 2024-04-16 Contingent — IAR
• 2024-04-16 Relisted — IAR
• 2024-04-08 Contingent — IAR
• 2024-03-15 Price Changed $79,000 IAR
• 2023-12-22 Listed $85,000 IAR

Property tax history

+10.6%/yr

Latest (2025): $548 · -23.2% YoY. Source: county tax records.