103 W 4th St · Bode, IA 50519

$17,500

4 bd · 1.0 ba · 1,358 sqft · SingleFamily public records · 185 Days on market

Built 1918 10,019 sqft lot $13/sqft · 84% below area

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This property is an excellent opportunity for fix and flip, rental, or make it your own. The pictures don't lie- there is a lot of random junk to be cleaned out, and repairs to be done. Plan on replacing some windows. The bones are solid, big lot, EXCELLENT location. Instant equity in this bargain. Don't wait around, just call or text today and get this one bought!!

Key facts

• Big lot
• Excellent location
• 0.23 acre lot

Tags

• BIG LOT
• EXCELLENT LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $858 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).
• Recommended offer: $15k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#513 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Twin Rivers Community School District (rural): math 60% / reading 40% proficiency, ranked #323 of 330 in IA (top 98%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 4 active listings in the ZIP; 13 units permitted in Humboldt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $531 of equity ($121 loan paydown + $410 appreciation (2.3% local appreciation)).
• Humboldt County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($15k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $15,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — 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. 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.
6. 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.
7. 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: 7.08% ✓
• Cap rate: 65.12%
• Cash-on-cash: 210.11%
• DSCR: 10.35
• GRM: 1.2

CMA / ARV

• ARV (median comp): $111,873
• List price: $17,500
• Delta: -84.36%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Oleson Ave Ave	0.28mi	3/2.0 (-1)	1,414 (+4%)	2mo	$115,000	$81	69
204 Christiana Ave. Ave	0.12mi	3/1.5 (-1)	1,432 (+5%)	21mo	$90,000	$63	61
607 7th St. St	0.43mi	5/2.0 (+1)	1,304 (-4%)	20mo	$150,000	$115	48

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

Projected returns pro-forma

2.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.46×
• Total profit: $56,169
• Equity at exit: $7,228

10-year hold

• IRR: —
• Equity multiple: 26.34×
• Total profit: $124,173
• Equity at exit: $10,665

Cash invested: $4,900 (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 50519

• Home prices YoY: 2.0%
• Active inventory: 4
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,239 medium
• Mortgage (P&I): −$92
• Tax est. 1.5%: −$22 /mo · $262/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $858

Break-even live

Break-even rent $153

Max offer price $17,500

Occupancy floor 26%

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: $4,375
• Closing costs: $525
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $17,500 Active 185 DOM
2. 2026-06-17
   days on market $17,500 Active 184 DOM
3. 2026-06-16
   days on market $17,500 Active 183 DOM
4. 2026-06-15
   days on market $17,500 Active 182 DOM
5. 2026-06-13
   days on market $17,500 Active 180 DOM
6. 2026-06-12
   days on market $17,500 Active 179 DOM
7. 2026-06-09
   days on market $17,500 Active 176 DOM
8. 2026-06-08
   days on market $17,500 Active 175 DOM
9. 2026-06-07
   days on market $17,500 Active 174 DOM
10. 2026-06-05
    days on market $17,500 Active 172 DOM
11. 2026-06-04
    days on market $17,500 Active 170 DOM
12. 2026-06-02
    days on market $17,500 Active 169 DOM
13. 2026-06-01
    days on market $17,500 Active 168 DOM
14. 2026-05-31
    days on market $17,500 Active 167 DOM
15. 2026-05-31
    days on market $17,500 Active 166 DOM
16. 2025-12-15
    listed $17,500 Active 368-char remark

    Show marketing remark (368 chars)

    This property is an excellent opportunity for fix and flip, rental, or make it your own. The pictures don't lie- there is a lot of random junk to be cleaned out, and repairs to be done. Plan on replacing some windows. The bones are solid, big lot, EXCELLENT location. Instant equity in this bargain. Don't wait around, just call or text today and get this one bought!!

17. 2006-07-17
    soldstatus $52,507

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 16 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: $14,869
• − Mortgage interest: −$980
• − Property taxes: −$262
• − Insurance: −$88
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$509
• Taxable income: $10,651
• Est. tax owed @ 24.0%: −$2,556
• After-tax cash flow: $7,739/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: Twin Rivers Community School District
• NCES district ID: 1928200
• Math proficiency: 60% ▼ -20.00%
• Reading proficiency: 40% ▼ -40.00%
• Median HH income: $45,541
• Composite: 44.42/100
• National rank: #6104
• State rank: #323 of 330 in IA

Livability — Bode

• Score: 66/100
• State rank: #513
• US rank: #11425

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bode, IA
• Population (ZIP): 713

Population outlook (Humboldt County) Hauer SSP2

• Today (2025): 9,265 people
• By 2030: 9,141 · -1.3%
• By 2040: 8,904 · -3.9%
• By 2050: 8,448 · -8.8%
• By 2075: 7,742 · -16.4%
• By 2100: 6,414 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 15% Hispanic / Latino 12%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Portuguese 13% Slovak 2% Iranian 1%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 12%

Political lean MEDSL · Humboldt

• 2024 margin: Solid R (+50.0) · D 24.4% · R 74.4% · Other 1.2%
• 2008→2024 swing: -35.7pp toward R · 2008: -14.3pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+44.6 2016: R+46.0 2012: R+22.1 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.34%
• Current HPI: 118.7139
• 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

-66.7% since first listed

2 events — show timeline

• 2025-12-15 Listed $17,500 IAR
• 2006-07-17 Sold (Public Records) $52,507 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,066 · +1.1% YoY. Source: county tax records.