1711 Bluff St · Hamburg, IA 51640

$125,000

4 bd · 2.0 ba · 1,583 sqft · SingleFamily public records · 118 Days on market

Built 1939 6,970 sqft lot $79/sqft · 9% below area Est $120k · at est.

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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 +15.2/30.0
• Appreciation +10.0/10.0
• Schools +6.0/10.0
• ARV discount +5.6/15.0
• DSCR +4.7/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for an affordable home with strong potential? Welcome to 1711 Bluff Street in Hamburg—a 4-bedroom, 1-bathroom house featuring a newly remodeled kitchen and bathroom, giving you a modern start with room to make it your own. ??? Home Highlights: 4 bedrooms provide plenty of space for family, guests, or a home office Newly updated kitchen with fresh cabinetry, countertops, and appliances Remodeled bathroom with clean, modern finishes The remainder of the home retains its original character—a great opportunity to build equity with your own updates Priced attractively at just $120,000 Ideal for a starter home or rental property with long-term potential Enjoy the benefits of recent updates in key areas while customizing the rest of the home to suit your taste and style. Located on a quiet street in the heart of Hamburg, this property offers small-town living with investment upside.

Key facts

• Quiet street
• Remodeled bathroom
• 6,970 sq ft lot

Tags

• NEWLY REMODELED KITCHEN
• REMODELED BATHROOM
• QUIET STREET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $43 ($513/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 $106k (15.3% below list).
• Recommended offer: $106k (15.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#288 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Hamburg Community School District (rural): math 70% / reading 70% proficiency, ranked #187 of 330 in IA (top 57%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 12 active listings in the ZIP; 7 units permitted in Fremont County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Fremont County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,823 (15.3% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.85% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 9.8

CMA / ARV

• ARV (median comp): $120,000
• List price: $125,000
• Delta: 4.17%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1810 Argyle St	0.12mi	4/1.5	1,700 (+7%)	3mo	$24,000	$14	78
1909 Main St	0.20mi	3/2.0 (-1)	1,654 (+4%)	13mo	$309,000	$187	67
510 Moody Dr	0.43mi	3/2.0 (-1)	1,682 (+6%)	22mo	$225,000	$134	46
310 S St	0.43mi	3/2.0 (-1)	1,418 (-10%)	21mo	$212,500	$150	40
510 H St	0.43mi	3/2.0 (-1)	1,792 (+13%)	18mo	$147,000	$82	38

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 3.02×
• Total profit: $70,773
• Equity at exit: $112,610

10-year hold

• IRR: 22.3%
• Equity multiple: 6.89×
• Total profit: $206,219
• Equity at exit: $242,848

Cash invested: $35,000 (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 51640

• Home prices YoY: 14.1%
• Active inventory: 12
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$86 /mo · $1,028/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $43

Break-even live

Break-even rent $1,004

Max offer price $125,000

Occupancy floor 91%

Sensitivity live

Price	-10% $113	-5% $78	+0% $43	+5% $7	+10% $-28
Rent	-10% $-41	-5% $1	+0% $43	+5% $85	+10% $126
Rate	-1.0pp $106	-0.5pp $75	base $43	+0.5pp $10	+1.0pp $-23

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $125,000 Active 118 DOM
2. 2026-06-18
   days on market $125,000 Active 116 DOM
3. 2026-06-17
   days on market $125,000 Active 115 DOM
4. 2026-06-16
   days on market $125,000 Active 114 DOM
5. 2026-06-15
   days on market $125,000 Active 113 DOM
6. 2026-06-13
   days on market $125,000 Active 111 DOM
7. 2026-06-12
   days on market $125,000 Active 110 DOM
8. 2026-06-09
   days on market $125,000 Active 107 DOM
9. 2026-06-08
   days on market $125,000 Active 106 DOM
10. 2026-06-07
    days on market $125,000 Active 105 DOM
11. 2026-06-07
    days on market $125,000 Active 104 DOM
12. 2026-06-04
    days on market $125,000 Active 101 DOM
13. 2026-06-02
    days on market $125,000 Active 100 DOM
14. 2026-06-01
    days on market $125,000 Active 99 DOM
15. 2026-05-31
    days on market $125,000 Active 98 DOM
16. 2026-05-31
    days on market $125,000 Active 97 DOM
17. 2026-04-21
    status Active 915-char remark

    Show marketing remark (915 chars)

    Looking for an affordable home with strong potential? Welcome to 1711 Bluff Street in Hamburg—a 4-bedroom, 1-bathroom house featuring a newly remodeled kitchen and bathroom, giving you a modern start with room to make it your own. ??? Home Highlights: 4 bedrooms provide plenty of space for family, guests, or a home office Newly updated kitchen with fresh cabinetry, countertops, and appliances Remodeled bathroom with clean, modern finishes The remainder of the home retains its original character—a great opportunity to build equity with your own updates Priced attractively at just $120,000 Ideal for a starter home or rental property with long-term potential Enjoy the benefits of recent updates in key areas while customizing the rest of the home to suit your taste and style. Located on a quiet street in the heart of Hamburg, this property offers small-town living with investment upside.

18. 2026-04-21
    price $125,000 915-char remark

    Show marketing remark (915 chars)

    Looking for an affordable home with strong potential? Welcome to 1711 Bluff Street in Hamburg—a 4-bedroom, 1-bathroom house featuring a newly remodeled kitchen and bathroom, giving you a modern start with room to make it your own. ??? Home Highlights: 4 bedrooms provide plenty of space for family, guests, or a home office Newly updated kitchen with fresh cabinetry, countertops, and appliances Remodeled bathroom with clean, modern finishes The remainder of the home retains its original character—a great opportunity to build equity with your own updates Priced attractively at just $120,000 Ideal for a starter home or rental property with long-term potential Enjoy the benefits of recent updates in key areas while customizing the rest of the home to suit your taste and style. Located on a quiet street in the heart of Hamburg, this property offers small-town living with investment upside.

19. 2025-12-23
    price $115,000 915-char remark

    Show marketing remark (915 chars)

    Looking for an affordable home with strong potential? Welcome to 1711 Bluff Street in Hamburg—a 4-bedroom, 1-bathroom house featuring a newly remodeled kitchen and bathroom, giving you a modern start with room to make it your own. ??? Home Highlights: 4 bedrooms provide plenty of space for family, guests, or a home office Newly updated kitchen with fresh cabinetry, countertops, and appliances Remodeled bathroom with clean, modern finishes The remainder of the home retains its original character—a great opportunity to build equity with your own updates Priced attractively at just $120,000 Ideal for a starter home or rental property with long-term potential Enjoy the benefits of recent updates in key areas while customizing the rest of the home to suit your taste and style. Located on a quiet street in the heart of Hamburg, this property offers small-town living with investment upside.

20. 2025-10-27
    status Active 915-char remark

    Show marketing remark (915 chars)

    Looking for an affordable home with strong potential? Welcome to 1711 Bluff Street in Hamburg—a 4-bedroom, 1-bathroom house featuring a newly remodeled kitchen and bathroom, giving you a modern start with room to make it your own. ??? Home Highlights: 4 bedrooms provide plenty of space for family, guests, or a home office Newly updated kitchen with fresh cabinetry, countertops, and appliances Remodeled bathroom with clean, modern finishes The remainder of the home retains its original character—a great opportunity to build equity with your own updates Priced attractively at just $120,000 Ideal for a starter home or rental property with long-term potential Enjoy the benefits of recent updates in key areas while customizing the rest of the home to suit your taste and style. Located on a quiet street in the heart of Hamburg, this property offers small-town living with investment upside.

21. 2025-10-03
    status Pending 915-char remark

    Show marketing remark (915 chars)

    Looking for an affordable home with strong potential? Welcome to 1711 Bluff Street in Hamburg—a 4-bedroom, 1-bathroom house featuring a newly remodeled kitchen and bathroom, giving you a modern start with room to make it your own. ??? Home Highlights: 4 bedrooms provide plenty of space for family, guests, or a home office Newly updated kitchen with fresh cabinetry, countertops, and appliances Remodeled bathroom with clean, modern finishes The remainder of the home retains its original character—a great opportunity to build equity with your own updates Priced attractively at just $120,000 Ideal for a starter home or rental property with long-term potential Enjoy the benefits of recent updates in key areas while customizing the rest of the home to suit your taste and style. Located on a quiet street in the heart of Hamburg, this property offers small-town living with investment upside.

22. 2025-09-03
    status Active 915-char remark

    Show marketing remark (915 chars)

    Looking for an affordable home with strong potential? Welcome to 1711 Bluff Street in Hamburg—a 4-bedroom, 1-bathroom house featuring a newly remodeled kitchen and bathroom, giving you a modern start with room to make it your own. ??? Home Highlights: 4 bedrooms provide plenty of space for family, guests, or a home office Newly updated kitchen with fresh cabinetry, countertops, and appliances Remodeled bathroom with clean, modern finishes The remainder of the home retains its original character—a great opportunity to build equity with your own updates Priced attractively at just $120,000 Ideal for a starter home or rental property with long-term potential Enjoy the benefits of recent updates in key areas while customizing the rest of the home to suit your taste and style. Located on a quiet street in the heart of Hamburg, this property offers small-town living with investment upside.

23. 2025-08-15
    status Pending 915-char remark

    Show marketing remark (915 chars)

    Looking for an affordable home with strong potential? Welcome to 1711 Bluff Street in Hamburg—a 4-bedroom, 1-bathroom house featuring a newly remodeled kitchen and bathroom, giving you a modern start with room to make it your own. ??? Home Highlights: 4 bedrooms provide plenty of space for family, guests, or a home office Newly updated kitchen with fresh cabinetry, countertops, and appliances Remodeled bathroom with clean, modern finishes The remainder of the home retains its original character—a great opportunity to build equity with your own updates Priced attractively at just $120,000 Ideal for a starter home or rental property with long-term potential Enjoy the benefits of recent updates in key areas while customizing the rest of the home to suit your taste and style. Located on a quiet street in the heart of Hamburg, this property offers small-town living with investment upside.

24. 2025-07-18
    listed $120,000 Active 915-char remark

    Show marketing remark (915 chars)

    Looking for an affordable home with strong potential? Welcome to 1711 Bluff Street in Hamburg—a 4-bedroom, 1-bathroom house featuring a newly remodeled kitchen and bathroom, giving you a modern start with room to make it your own. ??? Home Highlights: 4 bedrooms provide plenty of space for family, guests, or a home office Newly updated kitchen with fresh cabinetry, countertops, and appliances Remodeled bathroom with clean, modern finishes The remainder of the home retains its original character—a great opportunity to build equity with your own updates Priced attractively at just $120,000 Ideal for a starter home or rental property with long-term potential Enjoy the benefits of recent updates in key areas while customizing the rest of the home to suit your taste and style. Located on a quiet street in the heart of Hamburg, this property offers small-town living with investment upside.

ⓘ 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: $1,028 · $86/mo
• Projected year-2 tax: $1,495 · $125/mo
• Expected delta: +$467/yr (+$39/mo · 45.5%)

ⓘ 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 3/10 Moderate 7 d/yr ≥107°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: $12,699
• − Mortgage interest: −$7,002
• − Property taxes: −$1,028
• − Insurance: −$625
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$3,636
• Taxable loss: −$1,624
• Est. tax savings @ 24.0%: +$390
• After-tax cash flow: $903/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: Hamburg Community School District
• NCES district ID: 1913440
• Math proficiency: 70% ▼ -5.00%
• Reading proficiency: 70% ▬ 0.00%
• Median HH income: $42,678
• Composite: 59.87/100
• National rank: #1818
• State rank: #187 of 330 in IA

Livability — Hamburg

• Score: 73/100
• State rank: #288
• US rank: #5552

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamburg, IA
• Population (ZIP): 1,445

Population outlook (Fremont County) Hauer SSP2

• Today (2025): 6,095 people
• By 2030: 5,632 · -7.6%
• By 2040: 4,806 · -21.1%
• By 2050: 4,106 · -32.6%
• By 2075: 2,947 · -51.6%
• By 2100: 2,205 · -63.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Fremont

• 2024 margin: Solid R (+44.6) · D 27.0% · R 71.6% · Other 1.4%
• 2008→2024 swing: -41.0pp toward R · 2008: -3.6pp · 2024: -44.6pp
• All cycles: 2024: R+44.6 2020: R+42.3 2016: R+40.6 2012: R+9.2 2008: R+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 28.63%
• Current HPI: 231.4701
• 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

+4.2% since first listed

8 events — show timeline

• 2026-04-21 Relisted — IAR
• 2026-04-21 Price Changed $125,000 IAR
• 2025-12-23 Price Changed $115,000 IAR
• 2025-10-27 Relisted — IAR
• 2025-10-03 Pending — IAR
• 2025-09-03 Relisted — IAR
• 2025-08-15 Pending — IAR
• 2025-07-18 Listed $120,000 IAR

Property tax history

+1.6%/yr

Latest (2025): $1,028 · -1.2% YoY. Source: county tax records.