707 1st Ave Ave S · Humboldt, IA 50548

$134,900

4 bd · 2.0 ba · 1,839 sqft · SingleFamily public records · 127 Days on market

Built 1913 10,019 sqft lot $73/sqft · 12% below area Est $153k · 12% under

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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 +17.6/30.0
• ARV discount +12.8/15.0
• Schools +6.2/10.0
• DSCR +5.5/10.0
• 1% rule +4.9/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 1840 sf 1 1/2 story home is one of those hidden gems you are always looking for, but rarely find. While the main level living space and kitchen have been tastefully updated, the remaining home is a blank canvass. Ready for the new owner's personal touch. It also includes a spacious two stall garage and is conveniently located within walking distance of city parks, downtown shops, the community library and other amenities. This home should be strongly considered high on your list. Don't miss out. .. .Call today

Key facts

• Kitchen updated
• 0.23 acre lot
• 2 garage spots

Tags

• MAIN LEVEL LIVING SPACE
• KITCHEN UPDATED
• SPACIOUS TWO STALL GARAGE
• WALKING DISTANCE OF CITY PARKS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $105 ($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 $133k (1.1% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.4% in Humboldt — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#34 in IA, #1,000 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Humboldt Community School District (town): math 75% / reading 72% proficiency, ranked #92 of 289 in IA (top 32%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Taft Elementary School (math 82% / reading 67%, grade A, #131 of 616 statewide, top 27%, 396 students, 42% FRL); Humboldt Middle School (math 74% / reading 71%, grade A, #90 of 246 statewide, top 38%, 440 students, 40% FRL); Humboldt High School (math 72% / reading 75%, grade B+, #108 of 336 statewide, top 33%, 496 students, 36% FRL).
• Market conditions: 63 active listings in the ZIP; 13 units permitted in Humboldt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Humboldt County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $83k; list at $135k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — 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 A-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: 0.99% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 8.4

CMA / ARV

• ARV (median comp): $152,827
• List price: $134,900
• Delta: -11.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
707 1st Ave Ave S	0.00mi	4/1.5	1,840 (+0%)	0mo	$124,000	$67	98
811 4th Ave Ave N	0.41mi	5/2.0 (+1)	1,920 (+4%)	1mo	$204,000	$106	68
1200 3rd Ave SW	0.45mi	4/2.0	1,960 (+7%)	2mo	$273,000	$139	66
29 4th St N	0.32mi	4/2.0	1,685 (-8%)	10mo	$48,000	$28	63
409 8th St. St S	0.44mi	4/2.0	1,680 (-9%)	5mo	$143,500	$85	61
612 5th St. St N	0.63mi	3/2.0 (-1)	1,892 (+3%)	2mo	$186,500	$99	60
412 3rd St St S	0.43mi	3/2.5 (-1)	1,758 (-4%)	8mo	$285,000	$162	59
512 9th St N	0.54mi	3/2.5 (-1)	1,730 (-6%)	2mo	$174,900	$101	56
501 8th St S	0.33mi	3/2.5 (-1)	1,656 (-10%)	8mo	$167,000	$101	55
5 2nd St S	0.46mi	3/1.5 (-1)	1,736 (-6%)	9mo	$140,000	$81	54
607 8th St N	0.58mi	3/2.0 (-1)	1,608 (-13%)	7mo	$135,000	$84	41
1114 7th Ave N	0.68mi	3/1.5 (-1)	1,578 (-14%)	6mo	$172,000	$109	32

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-15,143
• Equity at exit: $20,114

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-4,453
• Equity at exit: $11,664

Cash invested: $37,772 (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 50548

• Home prices YoY: -20.0%
• Active inventory: 63
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,335 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$186 /mo · $2,230/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $105

Break-even live

Break-even rent $1,202

Max offer price $134,900

Occupancy floor 87%

Sensitivity live

Price	-10% $181	-5% $143	+0% $105	+5% $67	+10% $29
Rent	-10% $0	-5% $52	+0% $105	+5% $158	+10% $210
Rate	-1.0pp $173	-0.5pp $139	base $105	+0.5pp $70	+1.0pp $34

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-01
   price $134,900 520-char remark

   Show marketing remark (520 chars)

   This 1840 sf 1 1/2 story home is one of those hidden gems you are always looking for, but rarely find. While the main level living space and kitchen have been tastefully updated, the remaining home is a blank canvass. Ready for the new owner's personal touch. It also includes a spacious two stall garage and is conveniently located within walking distance of city parks, downtown shops, the community library and other amenities. This home should be strongly considered high on your list. Don't miss out. .. .Call today

2. 2026-01-19
   listed $144,900 Active 520-char remark

   Show marketing remark (520 chars)

   This 1840 sf 1 1/2 story home is one of those hidden gems you are always looking for, but rarely find. While the main level living space and kitchen have been tastefully updated, the remaining home is a blank canvass. Ready for the new owner's personal touch. It also includes a spacious two stall garage and is conveniently located within walking distance of city parks, downtown shops, the community library and other amenities. This home should be strongly considered high on your list. Don't miss out. .. .Call today

3. 2017-06-22
   soldstatus $83,000
4. 2017-06-21
   soldstatus $83,500 601-char remark

   Show marketing remark (601 chars)

   LOTS OF TENDER LOVING CARE IS REFLECTED in this 4 Bedroom, 1.5 bath home. All NEWER windows (except porch)NEW driveway in 2015; NEW kitchen appliances in last 2 years; NEW roof-2013; fresh interior paint(except kitchen); gutter guards. Living Room: 13'11 x 24'3; Kitchen: 10'4 x 12 w/ Pantry: 4'1 x 9; Bath: 7'7 x 5'4; Main Floor Bedrooms: 11'1 x 12 and 10 x 12; Upper Level Bedrooms: 9'3 x 21'10 and 9'4 x 18; Front Enclosed Porch: 8 x 24; Back Enclosed Porch: 6 x 8; Walk-out basement. BEAUTIFUL leaded glass window and a stain glass window in living room. WELL CARED FOR AND VERY CLEAN. .. .. .. ..

5. 2016-12-19
   listed $89,900 601-char remark

   Show marketing remark (601 chars)

   LOTS OF TENDER LOVING CARE IS REFLECTED in this 4 Bedroom, 1.5 bath home. All NEWER windows (except porch)NEW driveway in 2015; NEW kitchen appliances in last 2 years; NEW roof-2013; fresh interior paint(except kitchen); gutter guards. Living Room: 13'11 x 24'3; Kitchen: 10'4 x 12 w/ Pantry: 4'1 x 9; Bath: 7'7 x 5'4; Main Floor Bedrooms: 11'1 x 12 and 10 x 12; Upper Level Bedrooms: 9'3 x 21'10 and 9'4 x 18; Front Enclosed Porch: 8 x 24; Back Enclosed Porch: 6 x 8; Walk-out basement. BEAUTIFUL leaded glass window and a stain glass window in living room. WELL CARED FOR AND VERY CLEAN. .. .. .. ..

ⓘ 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: $2,230 · $186/mo
• Projected year-2 tax: $2,230 · $186/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°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: $16,017
• − Mortgage interest: −$7,556
• − Property taxes: −$2,230
• − Insurance: −$674
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$3,924
• Taxable loss: −$931
• Est. tax savings @ 24.0%: +$223
• After-tax cash flow: $1,483/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: Humboldt Community School District
• NCES district ID: 1914370
• Math proficiency: 75% ▼ -5.00%
• Reading proficiency: 72% ▼ -7.00%
• Median HH income: $48,318
• Composite: 62.13/100
• National rank: #707
• State rank: #92 of 289 in IA

Livability — Humboldt

• Score: 83/100
• State rank: #34
• US rank: #1000

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Humboldt, IA
• City population: 5,482
• Population (ZIP): 5,482

Population outlook (Humboldt County) Hauer SSP2

• Today (2025): 9,265 people
• By 2030: 9,141 · -1.3%
• By 2040: 8,904 · -3.9%
• By 2050: 8,448 · -8.8%
• By 2075: 7,742 · -16.4%
• By 2100: 6,414 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Portuguese 14% Iranian 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Humboldt

• 2024 margin: Solid R (+50.0) · D 24.4% · R 74.4% · Other 1.2%
• 2008→2024 swing: -35.7pp toward R · 2008: -14.3pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+44.6 2016: R+46.0 2012: R+22.1 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.69%
• Current HPI: 206.5373
• 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

+50.1% since first listed

5 events — show timeline

• 2026-04-01 Price Changed $134,900 IAR
• 2026-01-19 Listed $144,900 IAR
• 2017-06-22 Sold (Public Records) $83,000 Public Records
• 2017-06-21 Sold (MLS) $83,500 IAR
• 2016-12-19 Listed $89,900 IAR

Property tax history

+5.3%/yr

Latest (2025): $2,230 · +0.5% YoY. Source: county tax records.