303 Front St · Kellogg, IA 50135

$118,500

5 bd · 1.0 ba · 1,589 sqft · SingleFamily public records · 10 Days on market

Built 1900 7,920 sqft lot Est $229k · 48% 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 +24.0/30.0
• ARV discount +15.0/15.0
• Appreciation +8.7/10.0
• DSCR +7.7/10.0
• 1% rule +5.8/10.0
• Schools +5.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investment opportunity! 5 bedroom, 1 bathroom in Kellogg, Iowa, currently being used as a rental.

Key facts

• 7,920 sq ft lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Detached two-car garage
• Utilities: Public water; Public sewer
• Home design: 2-story residence; Residential zoning
• Construction: Block foundation; Metal roof
• Exterior features: Corner lot; Concrete road access; Lot dimensions approximately 120 x 66 ft

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Central air; Natural gas heat
• Interior features: Central air conditioning; Natural gas heating

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).

Location & tenants

• Location reads 57/100 on livability (#904 in IA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: schools F, amenities F, commute F.
• Newton Community School District (town): math 59% / reading 62% proficiency, ranked #245 of 289 in IA (top 85%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 19 active listings in the ZIP; 16 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($819 loan paydown + $9k appreciation (7.3% local appreciation)).
• Jasper County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $118,500

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.41%
• DSCR: 1.37
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $228,816
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
323 1st St	0.13mi	4/1.0 (-1)	1,586 (-0%)	12mo	$169,000	$107	79
912 Reuel Ave	0.48mi	4/2.0 (-1)	1,420 (-11%)	11mo	$204,500	$144	41

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

Projected returns pro-forma

7.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 2.77×
• Total profit: $58,568
• Equity at exit: $84,656

10-year hold

• IRR: 23.0%
• Equity multiple: 5.79×
• Total profit: $158,958
• Equity at exit: $163,162

Cash invested: $33,180 (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 50135

• Home prices YoY: 2.4%
• Active inventory: 19
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$621
• Tax from tax record: −$110 /mo · $1,320/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $232

Break-even live

Break-even rent $988

Max offer price $118,500

Occupancy floor 77%

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: $29,625
• Closing costs: $3,555
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $118,500 Active 10 DOM
2. 2026-06-17
   days on market $118,500 Active 9 DOM
3. 2026-06-16
   days on market $118,500 Active 8 DOM
4. 2026-06-15
   days on market $118,500 Active 7 DOM
5. 2026-06-14
   days on market $118,500 Active 5 DOM
6. 2026-06-13
   days on market $118,500 Active 4 DOM
7. 2026-06-10
   days on market $118,500 Active 2 DOM
8. 2026-06-09
   remarks 97-char remark
9. 2026-06-09
   listed $118,500 Active 1 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: $1,320 · $110/mo
• Projected year-2 tax: $1,590 · $133/mo
• Expected delta: +$270/yr (+$23/mo · 20.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 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: $15,391
• − Mortgage interest: −$6,638
• − Property taxes: −$1,320
• − Insurance: −$592
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$3,447
• Taxable income: $931
• Est. tax owed @ 24.0%: −$223
• After-tax cash flow: $2,566/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: Newton Community School District
• NCES district ID: 1920610
• Math proficiency: 59% ▼ -13.00%
• Reading proficiency: 62% ▼ -9.00%
• Median HH income: $46,447
• Composite: 51.15/100
• National rank: #1762
• State rank: #245 of 289 in IA

Livability — Kellogg

• Score: 57/100
• State rank: #904
• US rank: #21560

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kellogg, IA
• Population (ZIP): 1,777

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 36,216 people
• By 2030: 35,730 · -1.3%
• By 2040: 34,727 · -4.1%
• By 2050: 33,802 · -6.7%
• By 2075: 33,382 · -7.8%
• By 2100: 32,761 · -9.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Iranian 6% Portuguese 5% Slovak 4%
• Foreign-born: 1% · Canada

Political lean MEDSL · Jasper

• 2024 margin: Strong R (+27.6) · D 35.4% · R 63.0% · Other 1.5%
• 2008→2024 swing: -35.1pp toward R · 2008: 7.5pp · 2024: -27.6pp
• All cycles: 2024: R+27.6 2020: R+21.5 2016: R+18.4 2012: D+7.1 2008: D+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.33%
• Current HPI: 312.7639
• 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

• 2026-06-08 Listed $118,500 DMMLS

Property tax history

+4.3%/yr

Latest (2025): $1,320 · -0.6% YoY. Source: county tax records.