1001 Washington St St · Eldora, IA 50627

$77,000

4 bd · 2.0 ba · 1,668 sqft · SingleFamily public records · 70 Days on market

Built 1885 6,204 sqft lot $46/sqft · 12% below area Est $101k · 24% under ↓ 9% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Schools +5.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.0/10.0

Listing remarks MLS

Charming 2-story home. The main level offers a spacious bedroom, convenient laundry, and a kitchen with classic oak cabinetry. Upstairs, you’ll find three additional bedrooms and a full bath. Enjoy a small attached garage and a quiet paved patio, perfect for relaxing outdoors. Ideally located just a few blocks from the Courthouse Square, coffee shop, the theater, grocery stores, library, and the elementary school—this home offers both comfort and convenience in a wonderful neighborhood.

Key facts

• Quiet paved patio
• Spacious bedroom
• Attached garage

Tags

• SPACIOUS BEDROOM
• CLASSIC OAK CABINETRY
• QUIET PAVED PATIO
• ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $72k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#336 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Eldora-New Providence Community School District (rural): math 60% / reading 66% proficiency, ranked #217 of 289 in IA (top 75%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 29 active listings in the ZIP; 6 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $532 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hardin County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($72k) 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.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,380 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1885 — 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 B-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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.48% ✓
• Cap rate: 11.66%
• Cash-on-cash: 19.17%
• DSCR: 1.85
• GRM: 5.6

CMA / ARV

• ARV (median comp): $101,070
• List price: $77,000
• Delta: -23.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 12th St	0.12mi	3/2.0 (-1)	1,546 (-7%)	17mo	$158,000	$102	63
1409 10th St	0.34mi	4/2.0	1,825 (+9%)	7mo	$150,000	$82	62
1102 11th Ave	0.11mi	4/1.0	1,818 (+9%)	19mo	$103,000	$57	60
816 17th Ave	0.49mi	3/2.0 (-1)	1,616 (-3%)	9mo	$163,500	$101	60
1510 3rd St	0.74mi	4/2.5	1,648 (-1%)	3mo	$180,000	$109	59
1305 6th St	0.53mi	3/2.0 (-1)	1,620 (-3%)	10mo	$155,000	$96	57
1714 12th St	0.49mi	4/1.0	1,569 (-6%)	8mo	$24,000	$15	56
2006 10th St	0.69mi	4/3.0	1,740 (+4%)	10mo	$385,000	$221	49
1702 Washington St	0.45mi	3/1.5 (-1)	1,464 (-12%)	4mo	$120,000	$82	48
1302 4th St	0.62mi	4/3.0	1,840 (+10%)	2mo	$160,000	$87	48
1606 11th St	0.41mi	3/1.0 (-1)	1,916 (+15%)	3mo	$81,000	$42	45
2001 12th St	0.65mi	4/1.5	1,875 (+12%)	10mo	$99,900	$53	39

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

Projected returns pro-forma

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

5-year hold

• IRR: 11.1%
• Equity multiple: 1.44×
• Total profit: $9,492
• Equity at exit: $11,481

10-year hold

• IRR: 20.2%
• Equity multiple: 2.70×
• Total profit: $36,646
• Equity at exit: $6,658

Cash invested: $21,560 (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 50627

• Home prices YoY: -3.7%
• Active inventory: 29
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$404
• Tax from tax record: −$122 /mo · $1,460/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $344

Break-even live

Break-even rent $706

Max offer price $77,000

Occupancy floor 65%

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $77,000 Active 70 DOM
2. 2026-06-17
   days on market $77,000 Active 69 DOM
3. 2026-06-16
   days on market $77,000 Active 68 DOM
4. 2026-06-15
   days on market $77,000 Active 67 DOM
5. 2026-06-13
   days on market $77,000 Active 65 DOM
6. 2026-06-12
   days on market $77,000 Active 64 DOM
7. 2026-06-09
   days on market $77,000 Active 61 DOM
8. 2026-06-08
   days on market $77,000 Active 60 DOM
9. 2026-06-07
   days on market $77,000 Active 59 DOM
10. 2026-06-07
    days on market $77,000 Active 58 DOM
11. 2026-06-04
    days on market $77,000 Active 55 DOM
12. 2026-06-02
    days on market $77,000 Active 54 DOM
13. 2026-06-01
    days on market $77,000 Active 53 DOM
14. 2026-05-31
    days on market $77,000 Active 52 DOM
15. 2026-05-31
    days on market $77,000 Active 51 DOM
16. 2026-05-12
    status Active 503-char remark

    Show marketing remark (503 chars)

    Charming 2-story home. The main level offers a spacious bedroom, convenient laundry, and a kitchen with classic oak cabinetry. Upstairs, you’ll find three additional bedrooms and a full bath. Enjoy a small attached garage and a quiet paved patio, perfect for relaxing outdoors. Ideally located just a few blocks from the Courthouse Square, coffee shop, the theater, grocery stores, library, and the elementary school—this home offers both comfort and convenience in a wonderful neighborhood.

17. 2026-05-03
    historical Active Under Contract 503-char remark

    Show marketing remark (503 chars)

    Charming 2-story home. The main level offers a spacious bedroom, convenient laundry, and a kitchen with classic oak cabinetry. Upstairs, you’ll find three additional bedrooms and a full bath. Enjoy a small attached garage and a quiet paved patio, perfect for relaxing outdoors. Ideally located just a few blocks from the Courthouse Square, coffee shop, the theater, grocery stores, library, and the elementary school—this home offers both comfort and convenience in a wonderful neighborhood.

18. 2026-04-15
    price $77,000 504-char remark

    Show marketing remark (504 chars)

    Charming 2-story home. The main level offers a spacious bedroom, convenient laundry, and a kitchen with classic oak cabinetry. Upstairs, you’ll find three additional bedrooms and a full bath. Enjoy a small attached garage and a quiet paved patio, perfect for relaxing outdoors. Ideally located just a few blocks from the Courthouse Square, coffee shops, the theater, grocery stores, library, and the elementary school—this home offers both comfort and convenience in a wonderful neighborhood.

19. 2026-04-14
    price $77,000 503-char remark

    Show marketing remark (503 chars)

    Charming 2-story home. The main level offers a spacious bedroom, convenient laundry, and a kitchen with classic oak cabinetry. Upstairs, you’ll find three additional bedrooms and a full bath. Enjoy a small attached garage and a quiet paved patio, perfect for relaxing outdoors. Ideally located just a few blocks from the Courthouse Square, coffee shop, the theater, grocery stores, library, and the elementary school—this home offers both comfort and convenience in a wonderful neighborhood.

20. 2026-04-10
    listed $80,000 Active 504-char remark

    Show marketing remark (504 chars)

    Charming 2-story home. The main level offers a spacious bedroom, convenient laundry, and a kitchen with classic oak cabinetry. Upstairs, you’ll find three additional bedrooms and a full bath. Enjoy a small attached garage and a quiet paved patio, perfect for relaxing outdoors. Ideally located just a few blocks from the Courthouse Square, coffee shops, the theater, grocery stores, library, and the elementary school—this home offers both comfort and convenience in a wonderful neighborhood.

21. 2026-04-01
    listed $80,000 Active 503-char remark

    Show marketing remark (503 chars)

    Charming 2-story home. The main level offers a spacious bedroom, convenient laundry, and a kitchen with classic oak cabinetry. Upstairs, you’ll find three additional bedrooms and a full bath. Enjoy a small attached garage and a quiet paved patio, perfect for relaxing outdoors. Ideally located just a few blocks from the Courthouse Square, coffee shop, the theater, grocery stores, library, and the elementary school—this home offers both comfort and convenience in a wonderful neighborhood.

22. 2026-01-06
    price $80,000
23. 2026-01-06
    price $80,000
24. 2025-09-29
    listed $85,000 Active

ⓘ 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: $1,460 · $122/mo
• Projected year-2 tax: $1,460 · $122/mo
• Expected delta: $0/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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $13,701
• − Mortgage interest: −$4,313
• − Property taxes: −$1,460
• − Insurance: −$385
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$2,240
• Taxable income: $3,111
• Est. tax owed @ 24.0%: −$747
• After-tax cash flow: $3,387/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: Eldora-New Providence Community School District
• NCES district ID: 1910690
• Math proficiency: 60% ▬ 0.00%
• Reading proficiency: 66% ▲ 1.00%
• Median HH income: $48,655
• Composite: 53.42/100
• National rank: #1470
• State rank: #217 of 289 in IA

Livability — Eldora

• Score: 71/100
• State rank: #336
• US rank: #6849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eldora, IA
• City population: 3,431
• Population (ZIP): 3,431

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 17,474 people
• By 2030: 17,369 · -0.6%
• By 2040: 17,018 · -2.6%
• By 2050: 16,454 · -5.8%
• By 2075: 14,665 · -16.1%
• By 2100: 12,404 · -29.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Asian 3% Black 2% Hispanic / Latino 1%
• Common ancestry: Portuguese 4% Iranian 3% Slovak 3%
• Foreign-born: 3% · Vietnam
• Languages at home: 95% English-only · Vietnamese 1% Arabic 1% Spanish 1%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+38.4) · D 30.3% · R 68.7% · Other 1.1%
• 2008→2024 swing: -39.3pp toward R · 2008: 0.9pp · 2024: -38.4pp
• All cycles: 2024: R+38.4 2020: R+32.0 2016: R+29.2 2012: R+7.1 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.92%
• Current HPI: 155.9198
• 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

-9.4% since first listed

9 events — show timeline

• 2026-05-12 Relisted — IAR
• 2026-05-03 Contingent — IAR
• 2026-04-15 Price Changed $77,000 NEIRBR as distributed by MLS GRID
• 2026-04-14 Price Changed $77,000 IAR
• 2026-04-10 Listed $80,000 NEIRBR as distributed by MLS GRID
• 2026-04-01 Listed $80,000 IAR
• 2026-01-06 Price Changed $80,000 NEIRBR as distributed by MLS GRID
• 2026-01-06 Price Changed $80,000 IAR
• 2025-09-29 Listed $85,000 IAR

Property tax history

+6.0%/yr

Latest (2025): $1,460 · +8.3% YoY. Source: county tax records.