504 Queen St · Fonda, IA 50540

$119,900

5 bd · 2.0 ba · 1,768 sqft · SingleFamily public records · 3 Days on market

Built 1965 8,276 sqft lot Est $133k · 10% 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 +16.2/30.0
• ARV discount +11.8/15.0
• Appreciation +5.6/10.0
• Schools +5.6/10.0
• DSCR +5.0/10.0
• 1% rule +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nice 2 story home. 5 bedrooms with 2 full bathrooms, 1 car attached garage. Nice location in a small community.

Key facts

• 8,276 sq ft lot
• Garage
• Built 1965

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $63 ($751/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 $103k (13.8% below list).
• Recommended offer: $103k (13.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#532 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools F, amenities F, commute F.
• Newell-Fonda Community School District (rural): math 61% / reading 71% proficiency, ranked #186 of 289 in IA (top 64%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 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 $2k of equity ($829 loan paydown + $1k appreciation (1.2% local appreciation)).
• At projected returns (1.2% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $103,353 (13.8% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.24%
• DSCR: 1.10
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $132,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Franklin St	0.22mi	4/2.0 (-1)	1,767 (-0%)	2mo	$133,000	$75	83

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

Projected returns pro-forma

1.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.22×
• Total profit: $7,221
• Equity at exit: $42,020

10-year hold

• IRR: 8.4%
• Equity multiple: 2.05×
• Total profit: $35,083
• Equity at exit: $56,692

Cash invested: $33,572 (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 50540

• Home prices YoY: 1.1%
• Active inventory: 3
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,034 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$75 /mo · $902/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $63

Break-even live

Break-even rent $954

Max offer price $119,900

Occupancy floor 89%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2025-08-11
   status Pending
2. 2025-08-04
   listed $119,900 Active

ⓘ 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: $902 · $75/mo
• Projected year-2 tax: $1,392 · $116/mo
• Expected delta: +$490/yr (+$41/mo · 54.3%)

ⓘ 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 ≥101°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: $12,402
• − Mortgage interest: −$6,716
• − Property taxes: −$902
• − Insurance: −$600
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$3,488
• Taxable loss: −$1,288
• Est. tax savings @ 24.0%: +$309
• After-tax cash flow: $1,060/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: Newell-Fonda Community School District
• NCES district ID: 1920580
• Math proficiency: 61% ▼ -9.00%
• Reading proficiency: 71% ▲ 5.00%
• Median HH income: $49,274
• Composite: 55.95/100
• National rank: #1197
• State rank: #186 of 289 in IA

Livability — Fonda

• Score: 66/100
• State rank: #532
• US rank: #11834

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fonda, IA
• Population (ZIP): 1,253

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 15% Pacific Islander 6% Two or more races 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 3%
• Common ancestry: Portuguese 7% Scottish 1%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 9% Other Asian/Pacific 4%

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: ▲ 1.17%
• Current HPI: 109.9325
• 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 events — show timeline

• 2025-08-11 Pending — IAR
• 2025-08-04 Listed $119,900 IAR

Property tax history

+1.9%/yr

Latest (2025): $902 · -18.6% YoY. Source: county tax records.