324 Post Oak Dr

Hudson, IA 50613

$297,400D

4 bd · 2.5 ba · 1,608 sqft · Built 2020 · SingleFamily · Active · 211 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,956/mo
• Mortgage (P&I): −$1,560
• Tax + insurance: −$411
• HOA: −$0
• Vac / Maint / Mgmt: −$411
• Net cashflow: $-425/mo
• Annual: $-5,101/yr
• Cap rate: 4.58%
• Cash-on-cash: -6.13%
• DSCR: 0.73
• 1% rule: 0.66%
• Cash to close: $83,272

Investor read

• This is a 4-bed/2.5-bath single-family listed at $297k.
• At list price, monthly cash flow is $-425 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (25.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (34.2% below list).
• It's been on market 211 days — a 12% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $196k (34.2% below list) — sets the bar for 1% rule.
• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Location reads 77/100 on livability (#179 in IA, #3,218 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Hudson Community School District (suburban): math 78% / reading 75% proficiency, ranked #42 of 289 in IA (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Hudson Elementary School (math 73% / reading 68%, grade A-, #217 of 616 statewide, top 36%, 524 students, 24% FRL); Hudson High School (math 82% / reading 80%, grade A, #28 of 336 statewide, top 8%, 342 students, 27% FRL).
• Market conditions: Rents rising (+2.0%/yr); 389 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 287 units permitted in Black Hawk County in 2024 (67 in 5+ unit buildings).
• Black Hawk County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Questions for listing agent

• What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
• It's been on market 211 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
• 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.
• 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.