1001 2nd St · Jewell Junction, IA 50130

$63,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 168 Days on market

Built 1992 0.47 ac lot $40/sqft · 60% below 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.8/10.0
• Appreciation +6.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great investment opportunity or starter home in the highly sought after town of Jewell! This 3-bedroom, 2-bath, 1 story modular home with 2 living rooms on almost a half an acre lot comes with a strong rental history and is located in a community where rental demand is high. The property has been consistently rented, currently at $700/month (with tenants handling lawn care and pet fee waived) and previously at $850/month. Priced at just $63,000, this home offers excellent cash flow potential for investors or a budget-friendly option for an owner-occupant. With low acquisition cost in a high-demand rental market, this is a great opportunity to expand your portfolio with steady cash flow potential.

Key facts

• 0.47 acre lot
• Garage
• Built 1992

🏷️ Possibly a rental listed for sale. The $63,000 price doesn't fit this home's estimated sale value (~$158,188) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $63k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $55k (12.0% 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: crime A+, employment A+, cost of living 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.
• Zoned schools: South Hamilton Elem (math 82% / reading 82%, grade A+, #44 of 616 statewide, top 9%, 362 students, 30% FRL); South Hamilton Middle And High School (math 75% / reading 81%, grade A-, #53 of 336 statewide, top 16%, 328 students, 26% FRL) — zoned schools at 28% FRL track the district average.
• 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 $2k of equity ($436 loan paydown + $2k 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 5 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 $14k; list at $63k implies a 367% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $55,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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: 1.88% ✓
• Cap rate: 14.68%
• Cash-on-cash: 29.96%
• DSCR: 2.33
• GRM: 4.4

CMA / ARV

• ARV (median comp): $158,188
• List price: $63,000
• Delta: -60.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 35.9%
• Equity multiple: 3.03×
• Total profit: $35,824
• Equity at exit: $28,464

10-year hold

• IRR: 36.0%
• Equity multiple: 6.00×
• Total profit: $88,139
• Equity at exit: $43,974

Cash invested: $17,640 (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 50130

• Home prices YoY: 1.7%
• Active inventory: 17
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$137 /mo · $1,643/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $440

Break-even live

Break-even rent $625

Max offer price $63,000

Occupancy floor 58%

Sensitivity live

Price	-10% $476	-5% $458	+0% $440	+5% $423	+10% $405
Rent	-10% $347	-5% $394	+0% $440	+5% $487	+10% $534
Rate	-1.0pp $472	-0.5pp $456	base $440	+0.5pp $424	+1.0pp $408

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-22
   days on market $63,000 Active 168 DOM
2. 2026-06-21
   days on market $63,000 Active 167 DOM
3. 2026-06-21
   days on market $63,000 Active 166 DOM
4. 2026-06-18
   days on market $63,000 Active 164 DOM
5. 2026-06-17
   days on market $63,000 Active 163 DOM
6. 2026-06-16
   days on market $63,000 Active 162 DOM
7. 2026-06-15
   days on market $63,000 Active 161 DOM
8. 2026-06-13
   days on market $63,000 Active 159 DOM
9. 2026-06-12
   days on market $63,000 Active 158 DOM
10. 2026-06-09
    days on market $63,000 Active 155 DOM
11. 2026-06-08
    days on market $63,000 Active 154 DOM
12. 2026-06-07
    days on market $63,000 Active 153 DOM
13. 2026-06-05
    days on market $63,000 Active 151 DOM
14. 2026-06-04
    days on market $63,000 Active 149 DOM
15. 2026-06-02
    days on market $63,000 Active 148 DOM
16. 2026-06-01
    days on market $63,000 Active 147 DOM
17. 2026-05-31
    days on market $63,000 Active 146 DOM
18. 2026-05-31
    days on market $63,000 Active 145 DOM
19. 2026-03-07
    status Active 705-char remark

    Show marketing remark (705 chars)

    Great investment opportunity or starter home in the highly sought after town of Jewell! This 3-bedroom, 2-bath, 1 story modular home with 2 living rooms on almost a half an acre lot comes with a strong rental history and is located in a community where rental demand is high. The property has been consistently rented, currently at $700/month (with tenants handling lawn care and pet fee waived) and previously at $850/month. Priced at just $63,000, this home offers excellent cash flow potential for investors or a budget-friendly option for an owner-occupant. With low acquisition cost in a high-demand rental market, this is a great opportunity to expand your portfolio with steady cash flow potential.

20. 2026-03-07
    status Active 705-char remark

    Show marketing remark (705 chars)

    Great investment opportunity or starter home in the highly sought after town of Jewell! This 3-bedroom, 2-bath, 1 story modular home with 2 living rooms on almost a half an acre lot comes with a strong rental history and is located in a community where rental demand is high. The property has been consistently rented, currently at $700/month (with tenants handling lawn care and pet fee waived) and previously at $850/month. Priced at just $63,000, this home offers excellent cash flow potential for investors or a budget-friendly option for an owner-occupant. With low acquisition cost in a high-demand rental market, this is a great opportunity to expand your portfolio with steady cash flow potential.

21. 2026-02-10
    status Pending 705-char remark

    Show marketing remark (705 chars)

    Great investment opportunity or starter home in the highly sought after town of Jewell! This 3-bedroom, 2-bath, 1 story modular home with 2 living rooms on almost a half an acre lot comes with a strong rental history and is located in a community where rental demand is high. The property has been consistently rented, currently at $700/month (with tenants handling lawn care and pet fee waived) and previously at $850/month. Priced at just $63,000, this home offers excellent cash flow potential for investors or a budget-friendly option for an owner-occupant. With low acquisition cost in a high-demand rental market, this is a great opportunity to expand your portfolio with steady cash flow potential.

22. 2026-02-10
    status Pending 705-char remark

    Show marketing remark (705 chars)

    Great investment opportunity or starter home in the highly sought after town of Jewell! This 3-bedroom, 2-bath, 1 story modular home with 2 living rooms on almost a half an acre lot comes with a strong rental history and is located in a community where rental demand is high. The property has been consistently rented, currently at $700/month (with tenants handling lawn care and pet fee waived) and previously at $850/month. Priced at just $63,000, this home offers excellent cash flow potential for investors or a budget-friendly option for an owner-occupant. With low acquisition cost in a high-demand rental market, this is a great opportunity to expand your portfolio with steady cash flow potential.

23. 2025-12-11
    listed $63,000 Active 705-char remark

    Show marketing remark (705 chars)

    Great investment opportunity or starter home in the highly sought after town of Jewell! This 3-bedroom, 2-bath, 1 story modular home with 2 living rooms on almost a half an acre lot comes with a strong rental history and is located in a community where rental demand is high. The property has been consistently rented, currently at $700/month (with tenants handling lawn care and pet fee waived) and previously at $850/month. Priced at just $63,000, this home offers excellent cash flow potential for investors or a budget-friendly option for an owner-occupant. With low acquisition cost in a high-demand rental market, this is a great opportunity to expand your portfolio with steady cash flow potential.

24. 2025-12-10
    historical
25. 2025-12-05
    listed $63,000 Active 705-char remark

    Show marketing remark (705 chars)

    Great investment opportunity or starter home in the highly sought after town of Jewell! This 3-bedroom, 2-bath, 1 story modular home with 2 living rooms on almost a half an acre lot comes with a strong rental history and is located in a community where rental demand is high. The property has been consistently rented, currently at $700/month (with tenants handling lawn care and pet fee waived) and previously at $850/month. Priced at just $63,000, this home offers excellent cash flow potential for investors or a budget-friendly option for an owner-occupant. With low acquisition cost in a high-demand rental market, this is a great opportunity to expand your portfolio with steady cash flow potential.

26. 2025-09-23
    price $63,000
27. 2025-09-23
    price $63,000
28. 2025-09-03
    listed $70,000 Active
29. 2016-09-16
    soldstatus $13,500

ⓘ 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: $1,643 · $137/mo
• Projected year-2 tax: $1,643 · $137/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 2/10 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: $14,187
• − Mortgage interest: −$3,529
• − Property taxes: −$1,643
• − Insurance: −$315
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$1,833
• Taxable income: $4,598
• Est. tax owed @ 24.0%: −$1,103
• After-tax cash flow: $4,182/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

+366.7% since first listed

11 events — show timeline

• 2026-03-07 Relisted — CIBOR
• 2026-03-07 Relisted — DMMLS
• 2026-02-10 Pending — CIBOR
• 2026-02-10 Pending — DMMLS
• 2025-12-11 Listed $63,000 DMMLS
• 2025-12-10 Listing Removed — DMMLS
• 2025-12-05 Listed $63,000 CIBOR
• 2025-09-23 Price Changed $63,000 CIBOR
• 2025-09-23 Price Changed $63,000 DMMLS
• 2025-09-03 Listed $70,000 DMMLS
• 2016-09-16 Sold (Public Records) $13,500 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,643 · +5.2% YoY. Source: county tax records.