330 1st St SE · Hartley, IA 51346

$108,000

2 bd · 2.0 ba · 1,092 sqft · SingleFamily public records · 41 Days on market

Built 1920 7,296 sqft lot $99/sqft · 8% above area Est $100k · 8% over

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Why this score? — see what drove the D+ 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 +18.3/30.0
• Schools +6.1/10.0
• DSCR +5.7/10.0
• ARV discount +4.0/15.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable opportunity with plenty of potential! This nicely updated home is a great fit for a starter home, rental property, or investment opportunity. Inside, you’ll find an updated kitchen and bathroom, 2 nice sized bedrooms, convenient main floor laundry, and all newer appliances included. Whether you’re looking to grow your investment portfolio or find a cozy place to call home, this little gem may be the diamond in the rough you’ve been waiting for!

Key facts

• Newer appliances
• Main floor laundry
• Updated kitchen

Tags

• UPDATED KITCHEN
• UPDATED BATHROOM
• MAIN FLOOR LAUNDRY
• NEWER APPLIANCES

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Wood siding; 1,092 above-grade finished area
• Exterior features: Porch; Lot approximately 57 x 128 (0.17 acres); Public-maintained road

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air; Window unit(s); Ceiling fan(s)
• Interior features: Eat-in kitchen; Porch
• Laundry & utility: Washer; Dryer; Laundry on main level; Unfinished full basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (11.5% below list).
• Recommended offer: $96k (11.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#177 in IA, #3,188 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Hartley-Melvin-Sanborn Community School District (rural): math 72% / reading 73% proficiency, ranked #111 of 289 in IA (top 38%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Hartley-Melvin-Sanborn Elementary School (math 74% / reading 74%, grade A, #131 of 616 statewide, top 27%, 270 students, 52% FRL); Hartley-Melvin-Sanborn Middle School (math 72% / reading 72%, grade A, #95 of 246 statewide, top 42%, 174 students, 51% FRL); Hartley-Melvin-Sanborn High School (math 72% / reading 77%, grade B+, #89 of 336 statewide, top 30%, 203 students, 47% FRL).
• Market conditions: 13 active listings in the ZIP; 13 units permitted in O'Brien County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $747 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• O'Brien County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,626 (11.5% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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 B-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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.17
• GRM: 9.4

CMA / ARV

• ARV (median comp): $100,227
• List price: $108,000
• Delta: 7.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
160 N 1st Ave W	0.38mi	3/2.0 (+1)	1,140 (+4%)	9mo	$75,000	$66	63
50 E 1st Street St NE	0.26mi	3/2.0 (+1)	1,024 (-6%)	19mo	$129,900	$127	56
432 W Maple Dr	0.59mi	2/1.0	1,040 (-5%)	5mo	$100,500	$97	56
140 N 1st Ave E	0.26mi	3/1.0 (+1)	1,248 (+14%)	4mo	$138,000	$111	52
151 N 3rd Avenue Ave W	0.52mi	2/2.0	1,254 (+15%)	1mo	$192,000	$153	50
410 W Maple Dr	0.55mi	3/2.5 (+1)	1,028 (-6%)	11mo	$182,900	$178	48
200 N 2nd Ave Ave W	0.44mi	2/1.0	960 (-12%)	21mo	$97,000	$101	38

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-11,231
• Equity at exit: $16,103

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-1,820
• Equity at exit: $9,338

Cash invested: $30,240 (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 51346

• Home prices YoY: -20.4%
• Active inventory: 13
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $956 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$45 /mo · $540/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $99

Break-even live

Break-even rent $831

Max offer price $108,000

Occupancy floor 85%

Sensitivity live

Price	-10% $160	-5% $130	+0% $99	+5% $69	+10% $38
Rent	-10% $24	-5% $61	+0% $99	+5% $137	+10% $175
Rate	-1.0pp $153	-0.5pp $127	base $99	+0.5pp $71	+1.0pp $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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $108,000 Active 41 DOM
2. 2026-06-21
   days on market $108,000 Active 40 DOM
3. 2026-06-18
   days on market $108,000 Active 38 DOM
4. 2026-06-17
   days on market $108,000 Active 37 DOM
5. 2026-06-16
   days on market $108,000 Active 36 DOM
6. 2026-06-15
   days on market $108,000 Active 35 DOM
7. 2026-06-13
   days on market $108,000 Active 33 DOM
8. 2026-06-12
   days on market $108,000 Active 32 DOM
9. 2026-06-09
   days on market $108,000 Active 29 DOM
10. 2026-06-08
    days on market $108,000 Active 28 DOM
11. 2026-06-07
    days on market $108,000 Active 27 DOM
12. 2026-06-07
    days on market $108,000 Active 26 DOM
13. 2026-06-04
    days on market $108,000 Active 23 DOM
14. 2026-06-02
    days on market $108,000 Active 22 DOM
15. 2026-06-01
    days on market $108,000 Active 21 DOM
16. 2026-05-31
    days on market $108,000 Active 20 DOM
17. 2026-05-31
    days on market $108,000 Active 19 DOM
18. 2026-05-11
    listed $108,000 Active 477-char remark
19. 2024-11-22
    soldstatus $95,000

ⓘ 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: $540 · $45/mo
• Projected year-2 tax: $1,118 · $93/mo
• Expected delta: +$578/yr (+$48/mo · 107.0%)

ⓘ 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 ≥100°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: $11,475
• − Mortgage interest: −$6,050
• − Property taxes: −$540
• − Insurance: −$540
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$3,142
• Taxable loss: −$632
• Est. tax savings @ 24.0%: +$152
• After-tax cash flow: $1,341/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: Hartley-Melvin-Sanborn Community School District
• NCES district ID: 1913660
• Math proficiency: 72% ▲ 1.00%
• Reading proficiency: 73% ▲ 4.00%
• Median HH income: $46,177
• Composite: 61.08/100
• National rank: #790
• State rank: #111 of 289 in IA

Livability — Hartley

• Score: 77/100
• State rank: #177
• US rank: #3188

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartley, IA
• Population (ZIP): 2,211

Population outlook (O'Brien County) Hauer SSP2

• Today (2025): 13,353 people
• By 2030: 13,040 · -2.3%
• By 2040: 12,422 · -7.0%
• By 2050: 11,887 · -11.0%
• By 2075: 11,132 · -16.6%
• By 2100: 10,176 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 16% Portuguese 7% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 2%

Political lean MEDSL · O'Brien

• 2024 margin: Solid R (+60.9) · D 19.0% · R 80.0% · Other 1.0%
• 2008→2024 swing: -26.1pp toward R · 2008: -34.9pp · 2024: -60.9pp
• All cycles: 2024: R+60.9 2020: R+56.8 2016: R+60.2 2012: R+45.2 2008: R+34.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.28%
• Current HPI: 160.6681
• 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

+13.7% since first listed

2 events — show timeline

• 2026-05-11 Listed $108,000 Iowa Great Lakes BOR
• 2024-11-22 Sold (Public Records) $95,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $540 · +3.1% YoY. Source: county tax records.