505 Main St · Jewell Junction, IA 50130

$115,000

4 bd · 2.0 ba · 1,659 sqft · SingleFamily public records · 24 Days on market

Built 1906 7,500 sqft lot Est $219k · 47% under

---

Why this score? — see what drove the B 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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• Schools +6.8/10.0
• Appreciation +6.5/10.0
• 1% rule +5.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Big & beautiful. Love the large rooms and open floor plan of the main floor. Huge garage is big enough for 3 cars plus a workshop.

Key facts

• 7,500 sq ft lot
• 4 garage spots
• Built 1906

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#81 in IA, #1,683 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: 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: 17 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 $4k of equity ($795 loan paydown + $3k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $115k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1906 — 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 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?
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: 1.07% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $218,988
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 Main St	0.00mi	3/2.0 (-1)	1,659 (0%)	1mo	$115,000	$69	94
530 Main St	0.06mi	3/1.5 (-1)	1,614 (-3%)	0mo	$215,000	$133	85
528 Deckor St	0.14mi	3/2.0 (-1)	1,523 (-8%)	0mo	$175,000	$115	75
215 Anderson St	0.36mi	4/1.0	1,584 (-4%)	10mo	$185,000	$117	63
420 Division St	0.24mi	4/2.0	1,840 (+11%)	12mo	$328,000	$178	61
400 Division St	0.25mi	3/2.0 (-1)	1,807 (+9%)	10mo	$230,000	$127	60
409 South St	0.54mi	3/2.0 (-1)	1,714 (+3%)	10mo	$320,000	$187	56
530 Edwards St	0.12mi	4/3.0	1,482 (-11%)	20mo	$196,000	$132	56
1135 2nd St	0.61mi	4/3.0	1,542 (-7%)	3mo	$390,000	$253	53
402 South St	0.59mi	4/2.5	1,707 (+3%)	21mo	$350,000	$205	48
507 Division St	0.25mi	3/1.5 (-1)	1,442 (-13%)	19mo	$179,000	$124	44

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

Projected returns pro-forma

3.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.78×
• Total profit: $25,133
• Equity at exit: $51,959

10-year hold

• IRR: 15.5%
• Equity multiple: 3.29×
• Total profit: $73,782
• Equity at exit: $80,270

Cash invested: $32,200 (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 50130

• Home prices YoY: 1.7%
• Active inventory: 17
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,233 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$150 /mo · $1,804/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $173

Break-even live

Break-even rent $1,014

Max offer price $115,000

Occupancy floor 81%

Sensitivity live

Price	-10% $238	-5% $206	+0% $173	+5% $141	+10% $108
Rent	-10% $76	-5% $124	+0% $173	+5% $222	+10% $270
Rate	-1.0pp $231	-0.5pp $202	base $173	+0.5pp $143	+1.0pp $113

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-13
   status Pending
2. 2026-04-08
   price $115,000
3. 2026-03-20
   listed $125,000 Active
4. 2017-12-18
   soldstatus $60,000
5. 2017-12-15
   soldstatus $60,000 136-char remark

   Show marketing remark (136 chars)

   Big & beautiful. Love the large rooms and open floor plan of the main floor. Huge garage is big enough for 3 cars plus a workshop.

6. 2017-11-02
   listed $60,000 136-char remark

   Show marketing remark (136 chars)

   Big & beautiful. Love the large rooms and open floor plan of the main floor. Huge garage is big enough for 3 cars plus a workshop.

ⓘ 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: $1,804 · $150/mo
• Projected year-2 tax: $1,805 · $150/mo
• Expected delta: +$1/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 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: $14,801
• − Mortgage interest: −$6,442
• − Property taxes: −$1,804
• − Insurance: −$575
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$3,345
• Taxable income: $266
• Est. tax owed @ 24.0%: −$64
• After-tax cash flow: $2,013/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 — Jewell Junction

• Score: 80/100
• State rank: #81
• US rank: #1683

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jewell Junction, IA
• Population (ZIP): 1,517

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 4% Native American 2% Asian 2%
• Common ancestry: Portuguese 23% Lithuanian 4% Iranian 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 97% English-only · Spanish 3% Other Asian/Pacific 1%

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: ▲ 3.04%
• Current HPI: 182.2937
• 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

+91.7% since first listed

6 events — show timeline

• 2026-04-13 Pending — CIBOR
• 2026-04-08 Price Changed $115,000 CIBOR
• 2026-03-20 Listed $125,000 CIBOR
• 2017-12-18 Sold (Public Records) $60,000 Public Records
• 2017-12-15 Sold (MLS) $60,000 CIBOR
• 2017-11-02 Listed $60,000 CIBOR

Property tax history

+6.1%/yr

Latest (2025): $1,804 · +4.6% YoY. Source: county tax records.