607 7th Ave NE · Hampton, IA 50441

$129,900

2 bd · 2.5 ba · 1,702 sqft · SingleFamily public records · 4 Days on market

Built 1959 Est $157k · 17% 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).

• ARV discount +15.0/15.0
• Cash flow +10.9/30.0
• Appreciation +10.0/10.0
• Schools +5.1/10.0
• Livability +3.6/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks

Well-maintained 2 bedroom, 2 bath home situated on a corner lot in a quiet neighborhood. Features include and eat-in kitchen, full basement, and attached 1-car garage. Recent updates include a new roof and water heater in 2025, furnace in 2019, and some newer windows. A great opportunity with plenty of potential in a peaceful location.

Key facts

• Water heater
• Full basement
• Eat-in kitchen

Tags

• CORNER LOT
• QUIET NEIGHBORHOOD
• EAT-IN KITCHEN
• FULL BASEMENT
• NEW ROOF
• WATER HEATER

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electric with fuses
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Lot approximately 6,510 square feet

Interior

• Kitchen: Range
• Bathrooms: Two 3/4 bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Range; Washer; Dryer; Basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-58 ($-692/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (26.0% below list).
• Recommended offer: $96k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.0% in Hampton — 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 72/100 on livability (#304 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Hampton-Dumont Community School District (rural): math 56% / reading 65% proficiency, ranked #243 of 289 in IA (top 84%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: South Side Elementary School (math 62% / reading 57%, grade B-, #390 of 616 statewide, top 69%, 312 students, 58% FRL); Hampton-Dumont Middle School (math 60% / reading 65%, grade B+, #174 of 246 statewide, top 71%, 363 students, 58% FRL); Hampton-Dumont High School (math 46% / reading 68%, grade C, #279 of 336 statewide, top 85%, 480 students, 52% FRL).
• Market conditions: 35 active listings in the ZIP; 2 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k appreciation (10.0% local appreciation)).
• Franklin County population projected at -17% 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,095 (26.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.74% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.90%
• DSCR: 0.92
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $156,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
721 3rd St NE	0.20mi	2/2.0	1,759 (+3%)	11mo	$139,900	$80	74
114 4th St SE	0.56mi	3/1.0 (+1)	1,760 (+3%)	3mo	$130,000	$74	55
316 16th Ave NE	0.59mi	2/2.0	1,688 (-1%)	18mo	$259,000	$153	54
104 Wilshire Cir	0.54mi	3/2.0 (+1)	1,730 (+2%)	18mo	$162,000	$94	50
1307 Vale Dr	0.56mi	3/2.0 (+1)	1,875 (+10%)	0mo	$195,000	$104	50
114 7th St SE	0.54mi	3/1.5 (+1)	1,536 (-10%)	1mo	$110,000	$72	48
1009 1st St NW	0.51mi	3/2.0 (+1)	1,564 (-8%)	9mo	$143,500	$92	48
308 3rd Ave NE	0.30mi	3/2.0 (+1)	1,932 (+14%)	12mo	$180,000	$93	47
205 Oak Hill Dr	0.71mi	3/2.5 (+1)	1,648 (-3%)	15mo	$390,000	$237	44
305 8th Pl Pl NW	0.60mi	2/1.5	1,870 (+10%)	20mo	$75,000	$40	35
302 2nd St SE	0.69mi	3/1.5 (+1)	1,590 (-7%)	17mo	$126,900	$80	34
16 2nd Ave SW	0.73mi	3/3.0 (+1)	1,887 (+11%)	16mo	$85,000	$45	28

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: 22.9%
• Equity multiple: 2.84×
• Total profit: $67,038
• Equity at exit: $117,024

10-year hold

• IRR: 20.5%
• Equity multiple: 6.51×
• Total profit: $200,235
• Equity at exit: $252,367

Cash invested: $36,372 (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 50441

• Home prices YoY: 11.0%
• Active inventory: 35
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $961 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$82 /mo · $978/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $-58

Break-even live

Break-even rent $1,034

Max offer price $119,710

Occupancy floor —

Sensitivity live

Price	-10% $16	-5% $-21	+0% $-58	+5% $-94	+10% $-131
Rent	-10% $-134	-5% $-96	+0% $-58	+5% $-20	+10% $18
Rate	-1.0pp $8	-0.5pp $-25	base $-58	+0.5pp $-91	+1.0pp $-126

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-22
   days on market $129,900 Active 4 DOM
2. 2026-06-21
   days on market $129,900 Active 3 DOM
3. 2026-06-21
   days on market $129,900 Active 2 DOM
4. 2026-06-18
   remarks 337-char remark
5. 2026-06-18
   listed $129,900 Active 1 DOM

ⓘ 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: $978 · $82/mo
• Projected year-2 tax: $1,509 · $126/mo
• Expected delta: +$531/yr (+$44/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 ≥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: $11,531
• − Mortgage interest: −$7,276
• − Property taxes: −$978
• − Insurance: −$650
• − Repairs & maintenance: −$923
• − Management: −$923
• − Depreciation: −$3,779
• Taxable loss: −$2,996
• Est. tax savings @ 24.0%: +$719
• After-tax cash flow: $27/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: Hampton-Dumont Community School District
• NCES district ID: 1913470
• Math proficiency: 56% ▼ -11.00%
• Reading proficiency: 65% ▲ 6.00%
• Median HH income: $46,880
• Composite: 51.16/100
• National rank: #1760
• State rank: #243 of 289 in IA

Livability — Hampton

• Score: 72/100
• State rank: #304
• US rank: #5885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampton, IA
• City population: 5,363
• Population (ZIP): 5,363

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 9,779 people
• By 2030: 9,456 · -3.3%
• By 2040: 8,737 · -10.7%
• By 2050: 8,142 · -16.7%
• By 2075: 7,345 · -24.9%
• By 2100: 6,978 · -28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 22% Two or more races 10%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Portuguese 6% Iranian 3% Lithuanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 17% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+41.7) · D 28.5% · R 70.2% · Other 1.2%
• 2008→2024 swing: -43.2pp toward R · 2008: 1.4pp · 2024: -41.7pp
• All cycles: 2024: R+41.7 2020: R+35.0 2016: R+33.8 2012: R+10.9 2008: D+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 22.71%
• Current HPI: 229.541
• 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

1 event — show timeline

• 2026-06-18 Listed $129,900 IAR

Property tax history

-1.8%/yr

Latest (2025): $978 · -8.9% YoY. Source: county tax records.