11691 440th St · Laurens, IA 50554

$69,900

4 bd · 2.5 ba · 3,000 sqft · SingleFamily public records · 10 Days on market

Built 1954 1.50 ac lot ↓ 53% since listing

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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 +28.0/30.0
• 1% rule +10.0/10.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Appreciation +4.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This property is an acreage just west of Laurens located on a paved road. This 4 Bedroom and 1 and ¾ bathroom home features a large back yard with an back porch patio area. This includes a 2 stall garage with basement access. All 4 Bedrooms are on the main level with a nice sized living area and Kitchen/dining combo. Wood floors are in the living area and bedrooms on the main floor. Basement area is unfished with a large area available to be transformed. With some TLC this home is a renovators dream with a large gathering room and a practical floor plan. This home is being sold AS IS.

Key facts

• Basement access
• Gathering room
• Wood floors

Tags

• LARGE BACK YARD
• BACK PORCH PATIO AREA
• 2 STALL GARAGE
• BASEMENT ACCESS
• WOOD FLOORS
• GATHERING ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

Location & tenants

• Location reads 74/100 on livability (#248 in IA, #4,769 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Laurens-Marathon Community School District (rural): math 55% / reading 55% proficiency, ranked #311 of 330 in IA (top 94%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Laurens-Marathon Elementary School (math 74% / reading 54%, grade B, #317 of 616 statewide, top 58%, 140 students, 51% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 13 active listings in the ZIP; 1 units permitted in Pocahontas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $90 of equity ($483 loan paydown + $-393 appreciation (-0.6% local appreciation)).
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

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

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,900

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.53% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.36%
• DSCR: 1.59
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.52×
• Total profit: $10,112
• Equity at exit: $18,354

10-year hold

• IRR: 16.7%
• Equity multiple: 2.75×
• Total profit: $34,258
• Equity at exit: $20,565

Cash invested: $19,572 (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 50554

• Home prices YoY: -0.5%
• Active inventory: 13
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,068 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$230 /mo · $2,760/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $218

Break-even live

Break-even rent $792

Max offer price $69,900

Occupancy floor 75%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-11
   status Pending
2. 2026-03-30
   listed $69,900 Active
3. 2003-12-01
   soldstatus $150,000

ⓘ 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: $2,760 · $230/mo
• Projected year-2 tax: $2,760 · $230/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 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: $12,814
• − Mortgage interest: −$3,915
• − Property taxes: −$2,760
• − Insurance: −$350
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$2,033
• Taxable income: $1,706
• Est. tax owed @ 24.0%: −$409
• After-tax cash flow: $2,206/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: Laurens-Marathon Community School District
• NCES district ID: 1916420
• Math proficiency: 55% ▼ -10.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $42,146
• Composite: 48.0/100
• National rank: #4796
• State rank: #311 of 330 in IA

Livability — Laurens

• Score: 74/100
• State rank: #248
• US rank: #4769

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

• City population: 1,639
• Population (ZIP): 1,639

Population outlook (Pocahontas County) Hauer SSP2

• Today (2025): 6,624 people
• By 2030: 6,482 · -2.1%
• By 2040: 6,359 · -4.0%
• By 2050: 6,439 · -2.8%
• By 2075: 7,397 · +11.7%
• By 2100: 8,428 · +27.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 2% Black 1%
• Common ancestry: Portuguese 4% Iranian 3% Italian 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Pocahontas

• 2024 margin: Solid R (+54.0) · D 22.3% · R 76.3% · Other 1.4%
• 2008→2024 swing: -45.6pp toward R · 2008: -8.4pp · 2024: -54.0pp
• All cycles: 2024: R+54.0 2020: R+49.5 2016: R+45.2 2012: R+21.8 2008: R+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.56%
• Current HPI: 111.4699
• 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

-53.4% since first listed

3 events — show timeline

• 2026-04-11 Pending — NWIA
• 2026-03-30 Listed $69,900 NWIA
• 2003-12-01 Sold (Public Records) $150,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,760 · +2.8% YoY. Source: county tax records.