3115 Rose Avenue Ave · Menlo, IA 50164

$1

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 31 Days on market

Built 1900 4.37 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Schools +6.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Guthrie County, Iowa Online-Only Land Auction! Pleased to be representing FN’J Farms LLC in the sale of 80 acres m/l located directly north of Menlo, Iowa, on Rose Avenue. The farm will be offered as two separate tracts offering pasture ground, existing fencelines, and a rural acreage site. These tracts will be sold via an online-only auction with bidding concluding at 1:00 PM CST on Thursday, April 30th, 2026. Tract 2 consists of 4.37 surveyed acres, with a 1.5-story house with 1,238 SF, a machine shed built in 2004 with 1,350 SF & a barn built in 1960 with 720 SF. With fences and outbuildings in place, this property is situated perfectly for someone who is looking for a place to have a small herd of livestock. The house is located at 3115 Rose Avenue, Menlo, IA 50164, and there will be an open house on Saturday, April 18th, from 1-3 P. M. CST. The outside of the house is in solid condition, but the inside of the house is in the middle of a remodel, and the property is being sold "As-Is. " This house provides the perfect opportunity for someone who is looking to add instant equity and is not afraid of a little extra work to turn this into the perfect acreage setting just outside of Menlo. There is a Goodman furnace that was installed in March of 2021, but it is not hooked up to propane yet. The furnace has been stubbed, and there is a line going to the outside. It will be the new owner's responsibility to have the propane tank installed. The septic is up to code.

Key facts

• Rural acreage site
• Barn
• Existing fencelines

Tags

• PASTURE GROUND
• EXISTING FENCELINES
• RURAL ACREAGE SITE
• MACHINE SHED
• BARN
• FENCES AND OUTBUILDINGS

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $1 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $957 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

Location & tenants

• Location reads 62/100 on livability (#745 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• West Central Valley Community School District (rural): math 68% / reading 75% proficiency, ranked #115 of 289 in IA (top 40%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 5 active listings in the ZIP; 21 units permitted in Guthrie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Guthrie County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1

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 5% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 121120.00% ✓
• Cap rate: 1148215.60%
• Cash-on-cash: 4100747.53%
• DSCR: 182461.19
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 217715.83×
• Total profit: $60,960
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 470107.63×
• Total profit: $131,630
• Equity at exit: $1

Cash invested: $0 (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 50164

• Home prices YoY: 2.6%
• Active inventory: 5

Monthly cashflow live

• Estimated rent: $1,211 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $957

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-04
   status Pending 1511-char remark

   Show marketing remark (1511 chars)

   Guthrie County, Iowa Online-Only Land Auction! Pleased to be representing FN’J Farms LLC in the sale of 80 acres m/l located directly north of Menlo, Iowa, on Rose Avenue. The farm will be offered as two separate tracts offering pasture ground, existing fencelines, and a rural acreage site. These tracts will be sold via an online-only auction with bidding concluding at 1:00 PM CST on Thursday, April 30th, 2026. Tract 2 consists of 4.37 surveyed acres, with a 1.5-story house with 1,238 SF, a machine shed built in 2004 with 1,350 SF & a barn built in 1960 with 720 SF. With fences and outbuildings in place, this property is situated perfectly for someone who is looking for a place to have a small herd of livestock. The house is located at 3115 Rose Avenue, Menlo, IA 50164, and there will be an open house on Saturday, April 18th, from 1-3 P. M. CST. The outside of the house is in solid condition, but the inside of the house is in the middle of a remodel, and the property is being sold "As-Is. " This house provides the perfect opportunity for someone who is looking to add instant equity and is not afraid of a little extra work to turn this into the perfect acreage setting just outside of Menlo. There is a Goodman furnace that was installed in March of 2021, but it is not hooked up to propane yet. The furnace has been stubbed, and there is a line going to the outside. It will be the new owner's responsibility to have the propane tank installed. The septic is up to code.

2. 2026-04-03
   listed $1 Active 1511-char remark

   Show marketing remark (1511 chars)

   Guthrie County, Iowa Online-Only Land Auction! Pleased to be representing FN’J Farms LLC in the sale of 80 acres m/l located directly north of Menlo, Iowa, on Rose Avenue. The farm will be offered as two separate tracts offering pasture ground, existing fencelines, and a rural acreage site. These tracts will be sold via an online-only auction with bidding concluding at 1:00 PM CST on Thursday, April 30th, 2026. Tract 2 consists of 4.37 surveyed acres, with a 1.5-story house with 1,238 SF, a machine shed built in 2004 with 1,350 SF & a barn built in 1960 with 720 SF. With fences and outbuildings in place, this property is situated perfectly for someone who is looking for a place to have a small herd of livestock. The house is located at 3115 Rose Avenue, Menlo, IA 50164, and there will be an open house on Saturday, April 18th, from 1-3 P. M. CST. The outside of the house is in solid condition, but the inside of the house is in the middle of a remodel, and the property is being sold "As-Is. " This house provides the perfect opportunity for someone who is looking to add instant equity and is not afraid of a little extra work to turn this into the perfect acreage setting just outside of Menlo. There is a Goodman furnace that was installed in March of 2021, but it is not hooked up to propane yet. The furnace has been stubbed, and there is a line going to the outside. It will be the new owner's responsibility to have the propane tank installed. The septic is up to code.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°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: $14,534
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$0
• Taxable income: $12,209
• Est. tax owed @ 24.0%: −$2,930
• After-tax cash flow: $8,552/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: West Central Valley Community School District
• NCES district ID: 1927500
• Math proficiency: 68% ▼ -5.00%
• Reading proficiency: 75% ▲ 4.00%
• Median HH income: $53,933
• Composite: 60.96/100
• National rank: #803
• State rank: #115 of 289 in IA

Livability — Menlo

• Score: 62/100
• State rank: #745
• US rank: #17108

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 677

Population outlook (Guthrie County) Hauer SSP2

• Today (2025): 10,248 people
• By 2030: 9,993 · -2.5%
• By 2040: 9,440 · -7.9%
• By 2050: 8,926 · -12.9%
• By 2075: 8,466 · -17.4%
• By 2100: 7,842 · -23.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Iranian 6% Lithuanian 3% Portuguese 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Guthrie

• 2024 margin: Solid R (+38.0) · D 30.3% · R 68.2% · Other 1.4%
• 2008→2024 swing: -30.3pp toward R · 2008: -7.7pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+35.9 2016: R+33.3 2012: R+10.2 2008: R+7.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.78%
• Current HPI: 150.6086
• 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