213 N 1st St · Ogden, IA 50212

$159,900

1 bd · 1.0 ba · 1,628 sqft · SingleFamily public records · 46 Days on market

Built 1880 0.29 ac lot Est $217k · 26% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Schools +6.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• 1% rule +1.2/10.0

Listing remarks MLS

Property is being sold "as is" and is subject to HUD Guidelines Guidelines 24 CFR 206.125. Per Fannie Mae guidelines, all submitted offers will not be addressed until the property has been listed on MLS for 3 days.

Key facts

• Alley access
• Newer furnace
• Newer roof

Tags

• NEWER ROOF
• NEWER SIDING
• NEWER FURNACE
• NEWER WINDOWS
• ALLEY ACCESS
• BACKYARD

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-224 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (24.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (37.9% below list).
• Recommended offer: $99k (37.9% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 2.8% in Ogden — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#70 in IA, #1,530 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Ogden Community School District (rural): math 74% / reading 77% proficiency, ranked #61 of 289 in IA (top 21%) — strong family-tenant draw, lease renewals of 3-5y typical; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Ogden Elementary School (math 82% / reading 77%, grade A, #71 of 616 statewide, top 15%, 321 students, 25% FRL); Ogden Middle School (math 72% / reading 72%, grade A, #95 of 246 statewide, top 42%, 165 students, 27% FRL); Ogden High School (math 67% / reading 82%, grade B+, #89 of 336 statewide, top 30%, 238 students, 23% FRL).
• Market conditions: 34 active listings in the ZIP; 80 units permitted in Boone County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago 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 $20k; list at $160k implies a 704% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,341 (37.9% below list)

Questions for the listing agent

1. 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?
2. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.62% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.00%
• DSCR: 0.73
• GRM: 13.4

CMA / ARV

• ARV (on-the-fly): $216,524
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 SE 2nd St	0.19mi	2/2.0 (+1)	1,544 (-5%)	4mo	$205,000	$133	70
113 E Division St	0.40mi	1/2.5	1,537 (-6%)	20mo	$300,000	$195	50
232 SW 3rd St	0.30mi	2/2.5 (+1)	1,507 (-7%)	23mo	$256,400	$170	44
213 SE 4th St	0.32mi	2/1.5 (+1)	1,444 (-11%)	21mo	$185,000	$128	42
443 E Sycamore St	0.30mi	2/1.0 (+1)	1,386 (-15%)	18mo	$135,000	$97	41

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.63×
• Total profit: $72,773
• Equity at exit: $144,051

10-year hold

• IRR: 18.3%
• Equity multiple: 6.04×
• Total profit: $225,437
• Equity at exit: $310,651

Cash invested: $44,772 (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 50212

• Home prices YoY: 5.1%
• Active inventory: 34
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $993 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$104 /mo · $1,244/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $-224

Break-even live

Break-even rent $1,277

Max offer price $120,324

Occupancy floor —

Sensitivity live

Price	-10% $-134	-5% $-179	+0% $-224	+5% $-269	+10% $-315
Rent	-10% $-303	-5% $-263	+0% $-224	+5% $-185	+10% $-146
Rate	-1.0pp $-144	-0.5pp $-183	base $-224	+0.5pp $-265	+1.0pp $-308

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-18
   status Pending
2. 2026-04-06
   price $159,900
3. 2026-03-02
   listed $165,000 Active
4. 2014-05-20
   soldstatus $19,900 224-char remark

   Show marketing remark (224 chars)

   Property is being sold "as is" and is subject to HUD Guidelines Guidelines 24 CFR 206.125. Per Fannie Mae guidelines, all submitted offers will not be addressed until the property has been listed on MLS for 3 days.

5. 2013-11-04
   listed $19,900 224-char remark

   Show marketing remark (224 chars)

   Property is being sold "as is" and is subject to HUD Guidelines Guidelines 24 CFR 206.125. Per Fannie Mae guidelines, all submitted offers will not be addressed until the property has been listed on MLS for 3 days.

ⓘ 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: $1,244 · $104/mo
• Projected year-2 tax: $1,877 · $156/mo
• Expected delta: +$633/yr (+$53/mo · 50.9%)

ⓘ 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 3/10 Moderate 7 d/yr ≥103°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: $11,921
• − Mortgage interest: −$8,957
• − Property taxes: −$1,244
• − Insurance: −$800
• − Repairs & maintenance: −$954
• − Management: −$954
• − Depreciation: −$4,652
• Taxable loss: −$5,638
• Est. tax savings @ 24.0%: +$1,353
• After-tax cash flow: $-1,335/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: Ogden Community School District
• NCES district ID: 1921660
• Math proficiency: 74% ▼ -9.00%
• Reading proficiency: 77% ▼ -7.00%
• Median HH income: $56,714
• Composite: 64.56/100
• National rank: #536
• State rank: #61 of 289 in IA

Livability — Ogden

• Score: 81/100
• State rank: #70
• US rank: #1530

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ogden, IA
• Population (ZIP): 3,109

Population outlook (Boone County) Hauer SSP2

• Today (2025): 27,674 people
• By 2030: 28,058 · +1.4%
• By 2040: 28,474 · +2.9%
• By 2050: 28,383 · +2.6%
• By 2075: 27,647 · -0.1%
• By 2100: 25,485 · -7.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Iranian 6% Portuguese 6% Italian 2%
• Foreign-born: 1%

Political lean MEDSL · Boone

• 2024 margin: Strong R (+21.5) · D 38.4% · R 59.9% · Other 1.6%
• 2008→2024 swing: -29.2pp toward R · 2008: 7.6pp · 2024: -21.5pp
• All cycles: 2024: R+21.5 2020: R+15.6 2016: R+13.9 2012: D+6.4 2008: D+7.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.76%
• Current HPI: 263.0
• 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

+703.5% since first listed

5 events — show timeline

• 2026-04-18 Pending — CIBOR
• 2026-04-06 Price Changed $159,900 CIBOR
• 2026-03-02 Listed $165,000 CIBOR
• 2014-05-20 Sold (MLS) $19,900 DMMLS
• 2013-11-04 Listed $19,900 DMMLS

Property tax history

+4.4%/yr

Latest (2025): $1,244 · +0.5% YoY. Source: county tax records.