34017 Hwy D65 · Union, IA 50258

$39,500

3 bd · 1.5 ba · 2,324 sqft · SingleFamily public records · 2 Days on market

Built 1900 1.50 ac lot

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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
• Appreciation +6.4/10.0
• Schools +5.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great opportunity for investor. Property has 1.5 acres, Beautiful Timber and close to Whitten, Eldora and Union!! This one won't last long.

Key facts

• Beautiful timber
• 1.5 acres
• 1.5 acre lot

Tags

• 1.5 ACRES
• BEAUTIFUL TIMBER

Property features AI

Exterior

• Parking: Attached garage; Carport with 2 spaces
• Utilities: Private well water; Septic tank sewage
• Home design: Residential property; 2-story home; Property currently used for hunting
• Construction: Wood siding exterior; Asphalt roof
• Exterior features: Bluff and rolling slope lot; Gravel road access; Horses allowed on the property

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Has heating (propane available); No central cooling
• Interior features: Basement is unfinished

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).

Location & tenants

• Location reads 67/100 on livability (#472 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Bcluw Community School District (rural): math 60% / reading 70% proficiency, ranked #192 of 289 in IA (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bcluw Elementary School (math 72% / reading 67%, grade A-, #224 of 616 statewide, top 42%, 179 students, 47% FRL); Bcluw Middle School (math 57% / reading 72%, grade A-, #157 of 246 statewide, top 67%, 150 students, 43% FRL); Bcluw High School (math 62% / reading 72%, grade B, #192 of 336 statewide, top 59%, 177 students, 31% FRL).
• Market conditions: 8 active listings in the ZIP; 6 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($273 loan paydown + $1k appreciation (2.7% local appreciation)).
• Hardin County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,500

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.57% ✓
• Cap rate: 20.95%
• Cash-on-cash: 52.33%
• DSCR: 3.33
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 57.1%
• Equity multiple: 4.16×
• Total profit: $34,988
• Equity at exit: $17,194

10-year hold

• IRR: 57.0%
• Equity multiple: 8.44×
• Total profit: $82,240
• Equity at exit: $26,064

Cash invested: $11,060 (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 50258

• Home prices YoY: 2.7%
• Active inventory: 8
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,016 medium
• Mortgage (P&I): −$207
• Tax from tax record: −$97 /mo · $1,162/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $482

Break-even live

Break-even rent $406

Max offer price $39,500

Occupancy floor 48%

Sensitivity live

Price	-10% $505	-5% $493	+0% $482	+5% $471	+10% $460
Rent	-10% $402	-5% $442	+0% $482	+5% $522	+10% $563
Rate	-1.0pp $502	-0.5pp $492	base $482	+0.5pp $472	+1.0pp $462

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: $9,875
• Closing costs: $1,185
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-12
   remarks 140-char remark
2. 2026-06-12
   listed $39,500 Pending 2 DOM

ⓘ 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: $1,162 · $97/mo
• Projected year-2 tax: $1,162 · $97/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 2/10 Low 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: $12,194
• − Mortgage interest: −$2,213
• − Property taxes: −$1,162
• − Insurance: −$198
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$1,149
• Taxable income: $5,521
• Est. tax owed @ 24.0%: −$1,325
• After-tax cash flow: $4,463/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: Bcluw Community School District
• NCES district ID: 1904440
• Math proficiency: 60% ▼ -10.00%
• Reading proficiency: 70% ▼ -2.00%
• Median HH income: $53,760
• Composite: 55.54/100
• National rank: #1241
• State rank: #192 of 289 in IA

Livability — Union

• Score: 67/100
• State rank: #472
• US rank: #10373

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 989

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 (96%)
• Race & ethnicity: White 96% Asian 3%
• Common ancestry: Italian 15% Portuguese 6% German 4%
• Foreign-born: 4% · South Korea, Canada

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: ▲ 2.74%
• Current HPI: 104.0413
• 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

2 events — show timeline

• 2026-06-11 Pending — NEIRBR as distributed by MLS GRID
• 2026-06-07 Listed $39,500 NEIRBR as distributed by MLS GRID

Property tax history

+2.7%/yr

Latest (2018): $1,162 · +3.0% YoY. Source: county tax records.