910 East St · Lamont, IA 50650

$118,500

3 bd · 1.0 ba · 880 sqft · SingleFamily public records · 17 Days on market

Built 1890 10,098 sqft lot

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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 +16.6/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• DSCR +5.1/10.0
• 1% rule +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Move in ready and fully remodeled, this 3-bedroom home has been rebuilt from the studs in. Every detail is new — kitchen, bathroom, electrical, drywall, doors, trim, flooring, fixtures, and more. The exterior features brand new siding, windows, and a concrete patio. The detached 2 stall garage has also been updated with new siding, doors, and windows. Located on the edge of Lamont, the property backs to a wide-open field with unobstructed views of the morning sunrise.

Key facts

• Fully remodeled
• New kitchen
• New bathroom

Tags

• FULLY REMODELED
• NEW KITCHEN
• NEW BATHROOM
• NEW SIDING
• UNOBSTRUCTED VIEWS

Property features AI

Exterior

• Parking: Detached carport; Two carport spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Patio; Property has views

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; Cooling with ceiling fan(s)
• Interior features: Ceiling fan(s); No fireplace; Smoke detector(s)
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $71 ($850/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 $99k (16.0% below list).
• Recommended offer: $99k (16.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#786 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Starmont Community School District (rural): math 62% / reading 68% proficiency, ranked #202 of 289 in IA (top 70%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Starmont Elementary School (math 67% / reading 67%, grade B+, #273 of 616 statewide, top 51%, 264 students, 39% FRL); Starmont Middle School (math 57% / reading 72%, grade A-, #157 of 246 statewide, top 67%, 129 students, 43% FRL); Starmont High School (math 62% / reading 67%, grade B-, #211 of 336 statewide, top 70%, 191 students, 56% FRL).
• Market conditions: 4 active listings in the ZIP; 19 units permitted in Buchanan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($819 loan paydown + $7k appreciation (5.5% local appreciation)).
• Buchanan County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, 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 17 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,492 (16.0% below list)

Questions for the listing agent

1. Built in 1890 — 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: 0.84% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.56%
• DSCR: 1.11
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 2.06×
• Total profit: $35,124
• Equity at exit: $70,714

10-year hold

• IRR: 16.4%
• Equity multiple: 4.04×
• Total profit: $100,736
• Equity at exit: $125,094

Cash invested: $33,180 (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 50650

• Home prices YoY: 2.9%
• Active inventory: 4
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$621
• Tax from tax record: −$44 /mo · $532/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $71

Break-even live

Break-even rent $905

Max offer price $118,500

Occupancy floor 88%

Sensitivity live

Price	-10% $138	-5% $104	+0% $71	+5% $37	+10% $4
Rent	-10% $-8	-5% $32	+0% $71	+5% $110	+10% $149
Rate	-1.0pp $131	-0.5pp $101	base $71	+0.5pp $40	+1.0pp $9

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: $29,625
• Closing costs: $3,555
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $118,500 Active 17 DOM
2. 2026-06-21
   days on market $118,500 Active 16 DOM
3. 2026-06-18
   days on market $118,500 Active 14 DOM
4. 2026-06-17
   days on market $118,500 Active 13 DOM
5. 2026-06-16
   days on market $118,500 Active 12 DOM
6. 2026-06-15
   days on market $118,500 Active 11 DOM
7. 2026-06-13
   days on market $118,500 Active 9 DOM
8. 2026-06-12
   days on market $118,500 Active 8 DOM
9. 2026-06-09
   days on market $118,500 Active 5 DOM
10. 2026-06-08
    days on market $118,500 Active 4 DOM
11. 2026-06-07
    days on market $118,500 Active 3 DOM
12. 2026-06-07
    remarks 472-char remark
13. 2026-06-07
    listed $118,500 Active 2 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: $532 · $44/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$664/yr (+$55/mo · 124.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°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: $11,939
• − Mortgage interest: −$6,638
• − Property taxes: −$532
• − Insurance: −$592
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$3,447
• Taxable loss: −$1,181
• Est. tax savings @ 24.0%: +$283
• After-tax cash flow: $1,134/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: Starmont Community School District
• NCES district ID: 1927270
• Math proficiency: 62% ▼ -8.00%
• Reading proficiency: 68% ▲ 2.00%
• Median HH income: $45,213
• Composite: 54.75/100
• National rank: #1319
• State rank: #202 of 289 in IA

Livability — Lamont

• Score: 61/100
• State rank: #786
• US rank: #17821

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lamont, IA
• Population (ZIP): 664

Population outlook (Buchanan County) Hauer SSP2

• Today (2025): 20,892 people
• By 2030: 20,578 · -1.5%
• By 2040: 19,906 · -4.7%
• By 2050: 19,024 · -8.9%
• By 2075: 16,289 · -22.0%
• By 2100: 12,561 · -39.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Native American 4% Pacific Islander 1%
• Common ancestry: Iranian 7% Italian 7% Portuguese 6%
• Foreign-born: 0%

Political lean MEDSL · Buchanan

• 2024 margin: Strong R (+28.2) · D 35.1% · R 63.4% · Other 1.5%
• 2008→2024 swing: -46.7pp toward R · 2008: 18.5pp · 2024: -28.2pp
• All cycles: 2024: R+28.2 2020: R+20.9 2016: R+15.2 2012: D+13.9 2008: D+18.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.49%
• Current HPI: 194.207
• 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

• 2026-06-03 Listed $118,500 NEIRBR as distributed by MLS GRID

Property tax history

+1.1%/yr

Latest (2025): $532 · +7.3% YoY. Source: county tax records.