402 Weaver St · Linn Grove, IA 51033

$120,000

4 bd · 1.5 ba · 1,809 sqft · SingleFamily public records · 56 Days on market

Built 1920 0.29 ac lot $66/sqft · 71% above area

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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 +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Appreciation +6.2/10.0
• Schools +5.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity to use your DIY skills! Whether you want to Flip a house, or use Sweat Equity for your own home, Check this out. Over 1,800 Sq. Ft. of living space. There is a kitchen, Dining room, Living room, bedroom, bathroom and laundry on the main floor as well as an enclosed porch. Upstairs you'll find 2 bedrooms & a full bath with a footed tub. A very large area at the top of the stairs would make a cozy office or reading area. There is a new Water Curb stop, and new shut off valve in the full basement. This property was acquired through Foreclosure. Offers will be reviewed after 7 days on the market. This Property was previously financed by a mortgage loan that was insured by the U. S. Department of Housing and Urban Development (“HUD”) and requires 30-day priority purchase period for Owner-Occupant buyers, Eligible Nonprofit Organizations, and governmental entities. Applicable buyers must submit the Notice of Interest document for offer review. (See Offer Instructions as attached). First Look Offerees will be granted a 10-business day due diligence (inspection) period from the date of notice. First Look Offerees have the right to waive this due diligence period or shorten it. Investor offers can be accepted after 31 days on market. All offers must be submitted by the Buyer’s agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $150. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer’s offer, simply click the link ( ) If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. Financed offers must include: POF & lender pre-approval letter. Cash offers must include POF. Corporate offers must include Corporate Resolution reflecting authorized signer. Buyer(s) to verify Sq. Ft. of lot and structure. Property SOLD “AS-I

Key facts

• New plumbing
• New hot water heater
• Corner lot

Tags

• CORNER LOT
• NEW HOT WATER HEATER
• NEW PLUMBING
• CHERRY APPLE PEAR TREES

Property features AI

Finance

• Financial info: Annual tax reported at $680

Exterior

• Parking: Detached parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Stucco exterior
• Exterior features: Shingle roof; Lot approximately 0.29 acres; Residential zoning

Interior

• Bedrooms: Master on main level
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Natural gas heating; Forced air heating
• Interior features: Master bedroom located on the main floor; Full unfinished basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#663 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, health & safety D.
• Sioux Central Community School District (rural): math 68% / reading 73% proficiency, ranked #143 of 289 in IA (top 50%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Sioux Central Elementary School (math 77% / reading 67%, grade A-, #181 of 616 statewide, top 34%, 241 students, 26% FRL); Sioux Central Middle School (math 67% / reading 72%, grade A, #113 of 246 statewide, top 49%, 141 students, 25% FRL); Sioux Central High School (math 62% / reading 77%, grade B, #152 of 336 statewide, top 52%, 274 students, 34% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: 3 active listings in the ZIP; 164 units permitted in Buena Vista County in 2024 (71 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($830 loan paydown + $3k appreciation (2.4% local appreciation)).
• Buena Vista County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $42k; list at $120k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.03%
• DSCR: 1.58
• GRM: 7.2

CMA / ARV

• ARV (median comp): $70,164
• List price: $120,000
• Delta: 71.03%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 Sherman Ave	0.15mi	3/2.0 (-1)	2,069 (+14%)	18mo	$154,000	$74	47

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

Projected returns pro-forma

2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 2.00×
• Total profit: $33,638
• Equity at exit: $49,689

10-year hold

• IRR: 20.1%
• Equity multiple: 3.75×
• Total profit: $92,284
• Equity at exit: $73,409

Cash invested: $33,600 (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 51033

• Home prices YoY: 1.4%
• Active inventory: 3
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,393 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $365

Break-even live

Break-even rent $932

Max offer price $120,000

Occupancy floor 69%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $120,000 Active 56 DOM
2. 2026-06-17
   days on market $120,000 Active 55 DOM
3. 2026-06-16
   days on market $120,000 Active 54 DOM
4. 2026-06-15
   days on market $120,000 Active 53 DOM
5. 2026-06-13
   days on market $120,000 Active 51 DOM
6. 2026-06-12
   days on market $120,000 Active 50 DOM
7. 2026-06-09
   days on market $120,000 Active 47 DOM
8. 2026-06-08
   days on market $120,000 Active 46 DOM
9. 2026-06-07
   days on market $120,000 Active 45 DOM
10. 2026-06-07
    days on market $120,000 Active 44 DOM
11. 2026-06-04
    days on market $120,000 Active 41 DOM
12. 2026-06-02
    days on market $120,000 Active 40 DOM
13. 2026-06-01
    days on market $120,000 Active 39 DOM
14. 2026-05-31
    days on market $120,000 Active 38 DOM
15. 2026-05-31
    days on market $120,000 Active 37 DOM
16. 2026-04-23
    listed $120,000 Active 698-char remark
17. 2025-08-11
    listed $41,500 Active
18. 2025-05-21
    soldstatus $41,500
19. 2025-05-15
    soldstatus $41,500 Closed

    Show marketing remark (2040 chars)

    Opportunity to use your DIY skills! Whether you want to Flip a house, or use Sweat Equity for your own home, Check this out. Over 1,800 Sq. Ft. of living space. There is a kitchen, Dining room, Living room, bedroom, bathroom and laundry on the main floor as well as an enclosed porch. Upstairs you'll find 2 bedrooms & a full bath with a footed tub. A very large area at the top of the stairs would make a cozy office or reading area. There is a new Water Curb stop, and new shut off valve in the full basement. This property was acquired through Foreclosure. Offers will be reviewed after 7 days on the market. This Property was previously financed by a mortgage loan that was insured by the U. S. Department of Housing and Urban Development (“HUD”) and requires 30-day priority purchase period for Owner-Occupant buyers, Eligible Nonprofit Organizations, and governmental entities. Applicable buyers must submit the Notice of Interest document for offer review. (See Offer Instructions as attached). First Look Offerees will be granted a 10-business day due diligence (inspection) period from the date of notice. First Look Offerees have the right to waive this due diligence period or shorten it. Investor offers can be accepted after 31 days on market. All offers must be submitted by the Buyer’s agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $150. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer’s offer, simply click the link ( ) If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. Financed offers must include: POF & lender pre-approval letter. Cash offers must include POF. Corporate offers must include Corporate Resolution reflecting authorized signer. Buyer(s) to verify Sq. Ft. of lot and structure. Property SOLD “AS-I

20. 2025-04-25
    status Pending

    Show marketing remark (2040 chars)

    Opportunity to use your DIY skills! Whether you want to Flip a house, or use Sweat Equity for your own home, Check this out. Over 1,800 Sq. Ft. of living space. There is a kitchen, Dining room, Living room, bedroom, bathroom and laundry on the main floor as well as an enclosed porch. Upstairs you'll find 2 bedrooms & a full bath with a footed tub. A very large area at the top of the stairs would make a cozy office or reading area. There is a new Water Curb stop, and new shut off valve in the full basement. This property was acquired through Foreclosure. Offers will be reviewed after 7 days on the market. This Property was previously financed by a mortgage loan that was insured by the U. S. Department of Housing and Urban Development (“HUD”) and requires 30-day priority purchase period for Owner-Occupant buyers, Eligible Nonprofit Organizations, and governmental entities. Applicable buyers must submit the Notice of Interest document for offer review. (See Offer Instructions as attached). First Look Offerees will be granted a 10-business day due diligence (inspection) period from the date of notice. First Look Offerees have the right to waive this due diligence period or shorten it. Investor offers can be accepted after 31 days on market. All offers must be submitted by the Buyer’s agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $150. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer’s offer, simply click the link ( ) If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. Financed offers must include: POF & lender pre-approval letter. Cash offers must include POF. Corporate offers must include Corporate Resolution reflecting authorized signer. Buyer(s) to verify Sq. Ft. of lot and structure. Property SOLD “AS-I

21. 2025-03-15
    price $44,900

    Show marketing remark (2040 chars)

    Opportunity to use your DIY skills! Whether you want to Flip a house, or use Sweat Equity for your own home, Check this out. Over 1,800 Sq. Ft. of living space. There is a kitchen, Dining room, Living room, bedroom, bathroom and laundry on the main floor as well as an enclosed porch. Upstairs you'll find 2 bedrooms & a full bath with a footed tub. A very large area at the top of the stairs would make a cozy office or reading area. There is a new Water Curb stop, and new shut off valve in the full basement. This property was acquired through Foreclosure. Offers will be reviewed after 7 days on the market. This Property was previously financed by a mortgage loan that was insured by the U. S. Department of Housing and Urban Development (“HUD”) and requires 30-day priority purchase period for Owner-Occupant buyers, Eligible Nonprofit Organizations, and governmental entities. Applicable buyers must submit the Notice of Interest document for offer review. (See Offer Instructions as attached). First Look Offerees will be granted a 10-business day due diligence (inspection) period from the date of notice. First Look Offerees have the right to waive this due diligence period or shorten it. Investor offers can be accepted after 31 days on market. All offers must be submitted by the Buyer’s agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $150. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer’s offer, simply click the link ( ) If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. Financed offers must include: POF & lender pre-approval letter. Cash offers must include POF. Corporate offers must include Corporate Resolution reflecting authorized signer. Buyer(s) to verify Sq. Ft. of lot and structure. Property SOLD “AS-I

22. 2025-03-12
    status Active

    Show marketing remark (2040 chars)

    Opportunity to use your DIY skills! Whether you want to Flip a house, or use Sweat Equity for your own home, Check this out. Over 1,800 Sq. Ft. of living space. There is a kitchen, Dining room, Living room, bedroom, bathroom and laundry on the main floor as well as an enclosed porch. Upstairs you'll find 2 bedrooms & a full bath with a footed tub. A very large area at the top of the stairs would make a cozy office or reading area. There is a new Water Curb stop, and new shut off valve in the full basement. This property was acquired through Foreclosure. Offers will be reviewed after 7 days on the market. This Property was previously financed by a mortgage loan that was insured by the U. S. Department of Housing and Urban Development (“HUD”) and requires 30-day priority purchase period for Owner-Occupant buyers, Eligible Nonprofit Organizations, and governmental entities. Applicable buyers must submit the Notice of Interest document for offer review. (See Offer Instructions as attached). First Look Offerees will be granted a 10-business day due diligence (inspection) period from the date of notice. First Look Offerees have the right to waive this due diligence period or shorten it. Investor offers can be accepted after 31 days on market. All offers must be submitted by the Buyer’s agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $150. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer’s offer, simply click the link ( ) If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. Financed offers must include: POF & lender pre-approval letter. Cash offers must include POF. Corporate offers must include Corporate Resolution reflecting authorized signer. Buyer(s) to verify Sq. Ft. of lot and structure. Property SOLD “AS-I

23. 2025-02-04
    listed $49,900 Active

    Show marketing remark (2040 chars)

    Opportunity to use your DIY skills! Whether you want to Flip a house, or use Sweat Equity for your own home, Check this out. Over 1,800 Sq. Ft. of living space. There is a kitchen, Dining room, Living room, bedroom, bathroom and laundry on the main floor as well as an enclosed porch. Upstairs you'll find 2 bedrooms & a full bath with a footed tub. A very large area at the top of the stairs would make a cozy office or reading area. There is a new Water Curb stop, and new shut off valve in the full basement. This property was acquired through Foreclosure. Offers will be reviewed after 7 days on the market. This Property was previously financed by a mortgage loan that was insured by the U. S. Department of Housing and Urban Development (“HUD”) and requires 30-day priority purchase period for Owner-Occupant buyers, Eligible Nonprofit Organizations, and governmental entities. Applicable buyers must submit the Notice of Interest document for offer review. (See Offer Instructions as attached). First Look Offerees will be granted a 10-business day due diligence (inspection) period from the date of notice. First Look Offerees have the right to waive this due diligence period or shorten it. Investor offers can be accepted after 31 days on market. All offers must be submitted by the Buyer’s agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $150. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer’s offer, simply click the link ( ) If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. Financed offers must include: POF & lender pre-approval letter. Cash offers must include POF. Corporate offers must include Corporate Resolution reflecting authorized signer. Buyer(s) to verify Sq. Ft. of lot and structure. Property SOLD “AS-I

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $1,282 · $107/mo
• Expected delta: +$602/yr (+$50/mo · 88.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $16,720
• − Mortgage interest: −$6,722
• − Property taxes: −$680
• − Insurance: −$600
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$3,491
• Taxable income: $2,552
• Est. tax owed @ 24.0%: −$612
• After-tax cash flow: $3,765/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: Sioux Central Community School District
• NCES district ID: 1900023
• Math proficiency: 68% ▼ -4.00%
• Reading proficiency: 73% ▼ -3.00%
• Median HH income: $47,122
• Composite: 59.49/100
• National rank: #922
• State rank: #143 of 289 in IA

Livability — Linn Grove

• Score: 63/100
• State rank: #663
• US rank: #15386

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Linn Grove, IA
• Population (ZIP): 396

Population outlook (Buena Vista County) Hauer SSP2

• Today (2025): 20,775 people
• By 2030: 21,101 · +1.6%
• By 2040: 21,955 · +5.7%
• By 2050: 23,202 · +11.7%
• By 2075: 27,159 · +30.7%
• By 2100: 29,578 · +42.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 4% Native American 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 9% Italian 2% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Buena Vista

• 2024 margin: Solid R (+33.3) · D 32.8% · R 66.0% · Other 1.2%
• 2008→2024 swing: -31.5pp toward R · 2008: -1.8pp · 2024: -33.3pp
• All cycles: 2024: R+33.3 2020: R+25.6 2016: R+25.0 2012: R+10.4 2008: R+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.36%
• Current HPI: 173.8876
• 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

+140.5% since first listed

8 events — show timeline

• 2026-04-23 Listed $120,000 NWIA
• 2025-08-11 Listed $41,500 NWIA
• 2025-05-21 Sold (Public Records) $41,500 Public Records
• 2025-05-15 Sold (MLS) $41,500 NWIA
• 2025-04-25 Pending — NWIA
• 2025-03-15 Price Changed $44,900 NWIA
• 2025-03-12 Relisted — NWIA
• 2025-02-04 Listed $49,900 NWIA

Property tax history

+19.1%/yr

Latest (2025): $680 · +3.7% YoY. Source: county tax records.