303 3rd Avenue North Ave · Humboldt, IA 50548

$119,900

3 bd · 1.0 ba · 1,408 sqft · SingleFamily · 44 Days on market

Built 1945 Fair condition 660 sqft lot $85/sqft · 23% below area Est $155k · 23% under ↓ 4% since listing

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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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• Schools +6.2/10.0
• 1% rule +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

STEP INSIDE TO FIND A WARM AND WELCOMING OPEN FLOOR PLAN FEATURING 3 BEDROOMS, A COZY WOODBURNING FIREPLACE-PERFECT FOR RELAXING EVENINGS (FIREPLACE WAS INSPECTED AT TIME OF PURCHASE), NEW CEILING FANS AND LIGHT FIXTURES, NEW FRONT DOOR, LARGE NEWER LIVING ROOM WINDOW BRINGING IN AMAZING LIGHT. SPACIOUS MUD ROOM, YOU'LL ALSO APPRECIATE THE FRESHLY CLEANED AIR DUCTS AND TANKLESS WATER HEATER. FENCED BACK YARD, SHED WITH ELECTRICITY. SINGLE-LEVEL LIVING FOR YOUR CONVENIENCE - DON'T MISS YOUR CHANCE TO MAKE IT YOURS!!!

Key facts

• Open floor plan
• Spacious mud room
• New ceiling fans

Tags

• OPEN FLOOR PLAN
• WOODBURNING FIREPLACE
• NEW CEILING FANS
• NEW FRONT DOOR
• NEWER LIVING ROOM WINDOW
• SPACIOUS MUD ROOM

Property features AI

Finance

• Financial info: Annual tax approximately $1,206

Exterior

• Parking: Attached garage with 1 space
• Utilities: Public water; Public sewer; 200+ amp electric service
• Home design: Single-family residence
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Lot approximately 77'5" x 132'

Interior

• Bathrooms: 1 full bathroom
• Interior features: Central air conditioning; Forced air heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.8% in Humboldt — 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 83/100 on livability (#34 in IA, #1,000 nationally) — a professional / high-income tenant draw. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Humboldt Community School District (town): math 75% / reading 72% proficiency, ranked #92 of 289 in IA (top 32%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 62 active listings in the ZIP; 13 units permitted in Humboldt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Humboldt County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% 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 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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: 1.02% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $155,374
• List price: $119,900
• Delta: -22.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 2nd St N	0.10mi	3/2.0	1,252 (-11%)	0mo	$195,000	$156	73
509 6th Ave N	0.27mi	3/2.5	1,501 (+7%)	8mo	$155,000	$103	64
102 5th St N	0.24mi	2/2.0 (-1)	1,334 (-5%)	9mo	$115,000	$86	63
208 3rd Ave Ave N	0.09mi	3/2.5	1,544 (+10%)	12mo	$169,000	$109	63
815 10th St N	0.66mi	3/1.0	1,329 (-6%)	5mo	$218,000	$164	56
508 8th St N	0.41mi	4/1.0 (+1)	1,530 (+9%)	7mo	$100,000	$65	56
1006 5th Ave N	0.56mi	3/2.0	1,290 (-8%)	1mo	$145,155	$113	56
607 8th St N	0.42mi	3/2.0	1,608 (+14%)	7mo	$135,000	$84	47
306 5th St N	0.54mi	3/2.0	1,204 (-14%)	3mo	$189,250	$157	44
1114 7th Ave N	0.71mi	3/1.5	1,578 (+12%)	6mo	$172,000	$109	40
812 9th St N	0.61mi	3/3.0	1,260 (-10%)	10mo	$140,000	$111	37
308 4th St S	0.74mi	3/1.5	1,200 (-15%)	7mo	$152,000	$127	33

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: -8.6%
• Equity multiple: 0.69×
• Total profit: $-10,551
• Equity at exit: $17,877

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $2,295
• Equity at exit: $10,367

Cash invested: $33,572 (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 50548

• Home prices YoY: -20.0%
• Active inventory: 62
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $139

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 84%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $119,900 Active 44 DOM
2. 2026-06-18
   days on market $119,900 Active 43 DOM
3. 2026-06-17
   days on market $119,900 Active 42 DOM
4. 2026-06-16
   days on market $119,900 Active 41 DOM
5. 2026-06-15
   days on market $119,900 Active 40 DOM
6. 2026-06-14
   days on market $119,900 Active 38 DOM
7. 2026-06-12
   days on market $119,900 Active 37 DOM
8. 2026-06-09
   days on market $119,900 Active 34 DOM
9. 2026-06-08
   days on market $119,900 Active 33 DOM
10. 2026-06-07
    days on market $119,900 Active 32 DOM
11. 2026-06-05
    days on market $119,900 Active 29 DOM
12. 2026-06-03
    days on market $119,900 Active 28 DOM
13. 2026-06-02
    days on market $119,900 Active 27 DOM
14. 2026-06-01
    days on market $119,900 Active 26 DOM
15. 2026-05-31
    days on market $119,900 Active 25 DOM
16. 2026-05-30
    days on market $119,900 Active 24 DOM
17. 2026-05-17
    price $119,900 521-char remark
18. 2026-05-06
    listed $124,900 Active 521-char remark

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

Taxation est. · year 1

• Rental income: $14,699
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$3,488
• Taxable loss: −$255
• Est. tax savings @ 24.0%: +$61
• After-tax cash flow: $1,730/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 · 13 photos

Fair 45/100 Moderate rehab

The home requires moderate repairs and updates to improve its condition and value. Consider new flooring, painting, and HVAC upgrades for a significant boost in resale and rental value.

Repairs flagged

• Moderate siding — weathered appearance
• Moderate paint — existing paint on interior walls
• Minor flooring — existing carpet in living areas

Value-add opportunities

• Both new flooring — improves aesthetics and durability
• Both paint job — enhances curb appeal and interior aesthetics
• Both new HVAC system — increases comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · weathered appearance	Moderate	$3,000–15,000
paint · existing paint on interior walls	Moderate	$3,000–15,000
flooring · existing carpet in living areas	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both new flooring — improves aesthetics and durability ↑
• Both paint job — enhances curb appeal and interior aesthetics ↑
• Both new HVAC system — increases comfort and energy efficiency ↑

ⓘ 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: Humboldt Community School District
• NCES district ID: 1914370
• Math proficiency: 75% ▼ -5.00%
• Reading proficiency: 72% ▼ -7.00%
• Median HH income: $48,318
• Composite: 62.13/100
• National rank: #707
• State rank: #92 of 289 in IA

Livability — Humboldt

• Score: 83/100
• State rank: #34
• US rank: #1000

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Humboldt, IA
• City population: 5,482
• Population (ZIP): 5,482

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 (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Portuguese 14% Iranian 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -51.69%
• Current HPI: 206.5373
• 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

-4.0% since first listed

2 events — show timeline

• 2026-05-17 Price Changed $119,900 IAR
• 2026-05-06 Listed $124,900 IAR