210 N 4th Ave · Nemaha, IA 50567

$38,000

2 bd · 1.0 ba · 1,173 sqft · SingleFamily public records · 72 Days on market

Built 1890 7,100 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Appreciation +5.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great fixer-upper! Located in Nemaha, IA.

Key facts

• 7,100 sq ft lot
• Built 1890
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $36k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#949 in IA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B+; Watch: health & safety D, schools F, amenities F.
• Schaller-Crestland Community School District (rural): math 70% / reading 63% proficiency, ranked #181 of 289 in IA (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 2 active listings in the ZIP; 6 units permitted in Sac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($263 loan paydown + $1k appreciation (3.0% local appreciation)).
• Sac County population projected at -12% 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($36k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $35,720 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.74% ✓
• Cap rate: 24.74%
• Cash-on-cash: 65.88%
• DSCR: 3.93
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 70.6%
• Equity multiple: 4.93×
• Total profit: $41,780
• Equity at exit: $17,086

10-year hold

• IRR: 70.1%
• Equity multiple: 10.08×
• Total profit: $96,603
• Equity at exit: $26,332

Cash invested: $10,640 (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 50567

• Active inventory: 2
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,040 medium
• Mortgage (P&I): −$199
• Tax from tax record: −$23 /mo · $272/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $584

Break-even live

Break-even rent $301

Max offer price $38,000

Occupancy floor 39%

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-13
   status $38,000 Pending 72 DOM
2. 2026-06-12
   days on market $38,000 Active 72 DOM
3. 2026-06-09
   days on market $38,000 Active 69 DOM
4. 2026-06-08
   days on market $38,000 Active 68 DOM
5. 2026-06-07
   days on market $38,000 Active 67 DOM
6. 2026-06-07
   days on market $38,000 Active 66 DOM
7. 2026-06-04
   days on market $38,000 Active 63 DOM
8. 2026-06-02
   days on market $38,000 Active 62 DOM
9. 2026-06-01
   days on market $38,000 Active 61 DOM
10. 2026-05-31
    days on market $38,000 Active 60 DOM
11. 2026-05-31
    days on market $38,000 Active 59 DOM
12. 2026-04-01
    listed $38,000 Active 41-char remark

    Show marketing remark (41 chars)

    Great fixer-upper! Located in Nemaha, IA.

ⓘ 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: $272 · $23/mo
• Projected year-2 tax: $434 · $36/mo
• Expected delta: +$162/yr (+$14/mo · 59.7%)

ⓘ 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 · 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: $12,484
• − Mortgage interest: −$2,129
• − Property taxes: −$272
• − Insurance: −$190
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$1,105
• Taxable income: $6,791
• Est. tax owed @ 24.0%: −$1,630
• After-tax cash flow: $5,380/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: Schaller-Crestland Community School District
• NCES district ID: 1925380
• Math proficiency: 70% ▬ 0.00%
• Reading proficiency: 63% ▼ -4.00%
• Median HH income: $48,806
• Composite: 56.39/100
• National rank: #1161
• State rank: #181 of 289 in IA

Livability — Nemaha

• Score: 52/100
• State rank: #949
• US rank: #25052

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nemaha, IA
• Population (ZIP): 178

Population outlook (Sac County) Hauer SSP2

• Today (2025): 9,438 people
• By 2030: 9,148 · -3.1%
• By 2040: 8,660 · -8.2%
• By 2050: 8,256 · -12.5%
• By 2075: 7,832 · -17.0%
• By 2100: 7,110 · -24.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Asian 22% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Iranian 3% Scottish 1%
• Foreign-born: 23% · China, Canada
• Languages at home: 82% English-only · Other Asian/Pacific 18%

Political lean MEDSL · Sac

• 2024 margin: Solid R (+51.6) · D 23.7% · R 75.3% · Other 1.1%
• 2008→2024 swing: -42.7pp toward R · 2008: -8.9pp · 2024: -51.6pp
• All cycles: 2024: R+51.6 2020: R+48.3 2016: R+47.0 2012: R+18.4 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-04-01 Listed $38,000 NWIA

Property tax history

+10.5%/yr

Latest (2025): $272 · +3.8% YoY. Source: county tax records.