1527 Dayton St · Ellsworth, IA 50075

$49,000

2 bd · 1.5 ba · 1,896 sqft · SingleFamily public records · 56 Days on market

Built 1910 6,900 sqft lot $26/sqft · 77% below area ↓ 2% since listing

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Why this score? — see what drove the A- 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
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Schools +6.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Special - Full Renovation Opportunity! Opportunity knocks with this 1.5-story home in Ellsworth offering 2 bedrooms, 2 bathrooms, and 1,896 sq ft of above-ground living space. Situated on a 50x138 lot, this property includes an attached 1-car garage and a functional layout with main-level living spaces and upper-level bedrooms. This home is ready for a full transformation and is ideal for investors, flippers, or buyers looking to build equity through renovation. Portions of the interior have already been taken down to the studs, with updates in progress including framing, drywall, and some mechanical components--providing a strong starting point for your vision. The layout offers flexibility with a living room, family room, kitchen, 3/4 bath, and main-floor laundry on the main level, plus two bedrooms, a full bath, and a den/office upstairs. Utilities include forced air heating, central air, public water and sewer, and a gas water heater--all already in place. Located within the South Hamilton School District, this property offers small-town living with opportunity to add value. Sold AS-IS. Bring your contractor and ideas--this project offers strong upside potential. Contract sale/seller financing possible, contact LA

Key facts

• 6,900 sq ft lot
• Garage
• Built 1910

Property features AI

Exterior

• Parking: Attached one-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family property zoning (R)
• Construction: Vinyl siding; Asphalt shingle roof; Block foundation; Built on lot sized approximately 0.16 acres (50 x 138)
• Exterior features: Patio; Rectangular lot

Interior

• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Gas / natural gas heating
• Interior features: Open patio
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#325 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• South Hamilton Community School District (rural): math 77% / reading 82% proficiency, ranked #30 of 289 in IA (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 9 active listings in the ZIP; 29 units permitted in Hamilton County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($339 loan paydown + $3k appreciation (5.8% local appreciation)).
• Hamilton County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $47,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.14% ✓
• Cap rate: 17.25%
• Cash-on-cash: 39.14%
• DSCR: 2.74
• GRM: 3.9

CMA / ARV

• ARV (median comp): $217,284
• List price: $49,000
• Delta: -77.45%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

5.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.7%
• Equity multiple: 4.07×
• Total profit: $42,156
• Equity at exit: $30,235

10-year hold

• IRR: 45.8%
• Equity multiple: 8.43×
• Total profit: $101,914
• Equity at exit: $54,345

Cash invested: $13,720 (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 50075

• Home prices YoY: 3.3%
• Active inventory: 9
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,049 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$104 /mo · $1,250/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $447

Break-even live

Break-even rent $483

Max offer price $49,000

Occupancy floor 52%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $49,000 Active 56 DOM
2. 2026-06-17
   days on market $49,000 Active 55 DOM
3. 2026-06-16
   days on market $49,000 Active 54 DOM
4. 2026-06-15
   days on market $49,000 Active 53 DOM
5. 2026-06-13
   days on market $49,000 Active 51 DOM
6. 2026-06-12
   remarks 687-char remark
7. 2026-06-12
   days on market $49,000 Active 50 DOM
8. 2026-06-09
   days on market $49,000 Active 47 DOM
9. 2026-06-08
   days on market $49,000 Active 46 DOM
10. 2026-06-07
    days on market $49,000 Active 45 DOM
11. 2026-06-05
    days on market $49,000 Active 43 DOM
12. 2026-06-04
    days on market $49,000 Active 41 DOM
13. 2026-06-02
    days on market $49,000 Active 40 DOM
14. 2026-06-01
    days on market $49,000 Active 39 DOM
15. 2026-05-31
    days on market $49,000 Active 38 DOM
16. 2026-05-31
    days on market $49,000 Active 37 DOM
17. 2026-04-23
    listed $49,000 Active 1197-char remark

    Show marketing remark (1249 chars)

    Investor Special - Full Renovation Opportunity! Opportunity knocks with this 1.5-story home in Ellsworth offering 2 bedrooms, 2 bathrooms, and 1,896 sq ft of above-ground living space. Situated on a 50x138 lot, this property includes an attached 1-car garage and a functional layout with main-level living spaces and upper-level bedrooms. This home is ready for a full transformation and is ideal for investors, flippers, or buyers looking to build equity through renovation. Portions of the interior have already been taken down to the studs, with updates in progress including framing, drywall, and some mechanical components--providing a strong starting point for your vision. The layout offers flexibility with a living room, family room, kitchen, 3/4 bath, and main-floor laundry on the main level, plus two bedrooms, a full bath, and a den/office upstairs. Utilities include forced air heating, central air, public water and sewer, and a gas water heater--all already in place. Located within the South Hamilton School District, this property offers small-town living with opportunity to add value. Sold AS-IS. Bring your contractor and ideas--this project offers strong upside potential. Contract sale/seller financing possible, contact LA

18. 2026-04-23
    listed $49,000 Active 1216-char remark

    Show marketing remark (1249 chars)

    Investor Special - Full Renovation Opportunity! Opportunity knocks with this 1.5-story home in Ellsworth offering 2 bedrooms, 2 bathrooms, and 1,896 sq ft of above-ground living space. Situated on a 50x138 lot, this property includes an attached 1-car garage and a functional layout with main-level living spaces and upper-level bedrooms. This home is ready for a full transformation and is ideal for investors, flippers, or buyers looking to build equity through renovation. Portions of the interior have already been taken down to the studs, with updates in progress including framing, drywall, and some mechanical components--providing a strong starting point for your vision. The layout offers flexibility with a living room, family room, kitchen, 3/4 bath, and main-floor laundry on the main level, plus two bedrooms, a full bath, and a den/office upstairs. Utilities include forced air heating, central air, public water and sewer, and a gas water heater--all already in place. Located within the South Hamilton School District, this property offers small-town living with opportunity to add value. Sold AS-IS. Bring your contractor and ideas--this project offers strong upside potential. Contract sale/seller financing possible, contact LA

19. 2022-01-05
    historical
20. 2021-10-18
    listed $49,900
21. 2021-10-18
    listed $49,900
22. 2017-01-12
    soldstatus $50,000
23. 2016-04-18
    listed $50,000

ⓘ 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: $1,250 · $104/mo
• Projected year-2 tax: $1,250 · $104/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°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: $12,593
• − Mortgage interest: −$2,745
• − Property taxes: −$1,250
• − Insurance: −$245
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$1,425
• Taxable income: $4,913
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $4,191/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: South Hamilton Community School District
• NCES district ID: 1926640
• Math proficiency: 77% ▼ -2.00%
• Reading proficiency: 82% ▬ 0.00%
• Median HH income: $58,301
• Composite: 68.02/100
• National rank: #356
• State rank: #30 of 289 in IA

Livability — Ellsworth

• Score: 71/100
• State rank: #325
• US rank: #6574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ellsworth, IA
• Population (ZIP): 805

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 14,602 people
• By 2030: 14,210 · -2.7%
• By 2040: 13,312 · -8.8%
• By 2050: 12,469 · -14.6%
• By 2075: 11,449 · -21.6%
• By 2100: 10,806 · -26.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 12% Hispanic / Latino 5% Asian 4%
• Common ancestry: Portuguese 27% Lithuanian 1% Scottish 1%
• Foreign-born: 7% · Canada
• Languages at home: 92% English-only · Tagalog/Filipino 5% Spanish 3%

Political lean MEDSL · Hamilton

• 2024 margin: Solid R (+33.3) · D 32.8% · R 66.1% · Other 1.1%
• 2008→2024 swing: -34.6pp toward R · 2008: 1.3pp · 2024: -33.3pp
• All cycles: 2024: R+33.3 2020: R+26.6 2016: R+22.9 2012: R+2.7 2008: D+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.82%
• Current HPI: 183.0258
• 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

-2.0% since first listed

7 events — show timeline

• 2026-04-23 Listed $49,000 CIBOR
• 2026-04-23 Listed $49,000 DMMLS
• 2022-01-05 Listing Removed — DMMLS
• 2021-10-18 Listed $49,900 DMMLS
• 2021-10-18 Listed $49,900 CIBOR
• 2017-01-12 Sold (MLS) $50,000 CIBOR
• 2016-04-18 Listed $50,000 CIBOR

Property tax history

+1.5%/yr

Latest (2025): $1,250 · +2.6% YoY. Source: county tax records.