424 Main St · Moville, IA 51039

$85,500

1 bd · 1.5 ba · 832 sqft · SingleFamily public records

Built 1900 Est $110k · 22% under

---

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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• Schools +6.2/10.0
• 1% rule +5.0/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

HOME IS FOR SALE BY OWNER: AS IS Cute Bungalow, single family home, well maintained, 832 sq ft, large bedroom with walk in closet, spacious kitchen and bathroom with walk in shower, large built in linen closet for storage. Home has several updates including newer vinyl laminate flooring, original hard wood flooring remains in the living and dining room. Property includes single unattached Garage currently converted for Storage. Seller will include all appliances, Stove, Microwave, Refrigerator, Dryer, NEW Washer, NEW Water Heater, and Energy Efficient Furnace/AC. Additional perks include Steel Roof, Vinyl Windows, and Concrete Patio behind house overlooking back yard. Home sits across from

Key facts

• Built 1900

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($857 rent vs $86k).

Location & tenants

• Location reads 85/100 on livability (#14 in IA, #486 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F.
• Woodbury Central Community School District (rural): math 66% / reading 79% proficiency, ranked #88 of 289 in IA (top 30%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 15 active listings in the ZIP; 170 units permitted in Woodbury County in 2024 (90 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $591 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 0 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 $85,500

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 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?
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: 1.00% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.01%
• DSCR: 1.31
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $109,824
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 Elm St	0.22mi	1/1.0	720 (-14%)	21mo	$95,000	$132	48

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-4,963
• Equity at exit: $12,748

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $7,073
• Equity at exit: $7,392

Cash invested: $23,940 (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 51039

• Home prices YoY: -11.6%
• Active inventory: 15
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $857 medium
• Mortgage (P&I): −$448
• Tax from tax record: −$53 /mo · $636/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $140

Break-even live

Break-even rent $680

Max offer price $85,500

Occupancy floor 79%

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: $21,375
• Closing costs: $2,565
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-26
   listed $85,500

ⓘ 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: $636 · $53/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$353/yr (+$29/mo · 55.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,282
• − Mortgage interest: −$4,789
• − Property taxes: −$636
• − Insurance: −$428
• − Repairs & maintenance: −$823
• − Management: −$823
• − Depreciation: −$2,487
• Taxable income: $297
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $1,608/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: Woodbury Central Community School District
• NCES district ID: 1931950
• Math proficiency: 66% ▼ -7.00%
• Reading proficiency: 79% ▬ 0.00%
• Median HH income: $59,994
• Composite: 62.35/100
• National rank: #694
• State rank: #88 of 289 in IA

Livability — Moville

• Score: 85/100
• State rank: #14
• US rank: #486

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moville, IA
• Population (ZIP): 2,831

Population outlook (Woodbury County) Hauer SSP2

• Today (2025): 103,226 people
• By 2030: 103,060 · -0.2%
• By 2040: 102,533 · -0.7%
• By 2050: 102,788 · -0.4%
• By 2075: 107,227 · +3.9%
• By 2100: 113,980 · +10.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 12% Asian 1%
• Common ancestry: Portuguese 4% Italian 3% Slovak 2%
• Foreign-born: 1% · South Korea
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Woodbury

• 2024 margin: Strong R (+23.0) · D 37.8% · R 60.9% · Other 1.3%
• 2008→2024 swing: -22.5pp toward R · 2008: -0.5pp · 2024: -23.0pp
• All cycles: 2024: R+23.0 2020: R+15.5 2016: R+19.9 2012: R+0.2 2008: R+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.92%
• Current HPI: 242.2042
• 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

• 2026-05-26 Listed $85,500 FSBO.com

Property tax history

+4.3%/yr

Latest (2025): $636 · +5.0% YoY. Source: county tax records.