602 3rd Ave · Livermore, IA 50558

$45,000

4 bd · 1.0 ba · 1,214 sqft · SingleFamily public records · 31 Days on market

Built 1940 9,148 sqft lot

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Schools +4.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Fixer upper with a great head start and tons of potential! Some big projects are already underway, including some flooring removal and most windows replaced. The main floor welcomes you with an enclosed porch, a kitchen open to the dining area, a bright living room with a large picture window, a bedroom, full bath, and convenient laundry area. Upstairs, you’ll find three additional bedrooms—perfect for family, guests, or a home office. Bring your vision and make this home your own! Being sold AS IS.

Key facts

• Large picture window
• Bright living room
• Enclosed porch

Tags

• ENCLOSED PORCH
• KITCHEN OPEN TO DINING AREA
• BRIGHT LIVING ROOM
• LARGE PICTURE WINDOW
• CONVENIENT LAUNDRY AREA
• THREE ADDITIONAL BEDROOMS

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: One and one-half story single-family residence; Residential property
• Construction: HardiPlank and vinyl siding; One and one-half story construction
• Exterior features: Lot measures approximately 60 x 150 (0.21 acres)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#541 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety C-, schools F, amenities 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: 3 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 $2k of equity ($311 loan paydown + $2k appreciation (4.1% 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 (4.1% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.51% ✓
• Cap rate: 22.04%
• Cash-on-cash: 56.25%
• DSCR: 3.50
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $97,120
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
608 3rd Avenue Ave	0.05mi	3/1.0 (-1)	1,203 (-1%)	16mo	$55,000	$46	78
403 2nd St	0.37mi	3/2.0 (-1)	1,088 (-10%)	4mo	$87,000	$80	53
405 3rd St	0.30mi	3/2.0 (-1)	1,284 (+6%)	17mo	$170,000	$132	53

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

Projected returns pro-forma

4.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 62.5%
• Equity multiple: 4.64×
• Total profit: $45,803
• Equity at exit: $23,166

10-year hold

• IRR: 61.0%
• Equity multiple: 9.50×
• Total profit: $107,119
• Equity at exit: $38,171

Cash invested: $12,600 (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 50558

• Home prices YoY: 3.9%
• Active inventory: 3
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,130 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$47 /mo · $564/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $591

Break-even live

Break-even rent $382

Max offer price $45,000

Occupancy floor 43%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $45,000 Active 31 DOM
2. 2026-06-17
   days on market $45,000 Active 30 DOM
3. 2026-06-16
   days on market $45,000 Active 29 DOM
4. 2026-06-15
   days on market $45,000 Active 28 DOM
5. 2026-06-13
   days on market $45,000 Active 26 DOM
6. 2026-06-12
   days on market $45,000 Active 25 DOM
7. 2026-06-09
   days on market $45,000 Active 22 DOM
8. 2026-06-08
   days on market $45,000 Active 21 DOM
9. 2026-06-07
   days on market $45,000 Active 20 DOM
10. 2026-06-05
    days on market $45,000 Active 18 DOM
11. 2026-06-04
    days on market $45,000 Active 16 DOM
12. 2026-06-02
    days on market $45,000 Active 15 DOM
13. 2026-06-01
    days on market $45,000 Active 14 DOM
14. 2026-05-31
    days on market $45,000 Active 13 DOM
15. 2026-05-31
    days on market $45,000 Active 12 DOM
16. 2026-05-18
    listed $45,000 Active

ⓘ 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: $564 · $47/mo
• Projected year-2 tax: $635 · $53/mo
• Expected delta: +$71/yr (+$6/mo · 12.6%)

ⓘ 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 2/10 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: $13,554
• − Mortgage interest: −$2,521
• − Property taxes: −$564
• − Insurance: −$225
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$1,309
• Taxable income: $6,767
• Est. tax owed @ 24.0%: −$1,624
• After-tax cash flow: $5,463/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: 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 — Livermore

• Score: 66/100
• State rank: #541
• US rank: #12108

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Livermore, IA
• Population (ZIP): 745

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 7% Slovak 3% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 6%

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: ▲ 4.13%
• Current HPI: 109.1952
• 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

• 2026-05-18 Listed $45,000 IAR

Property tax history

+2.6%/yr

Latest (2025): $564 · +0.0% YoY. Source: county tax records.