607 Call St · Emmetsburg, IA 50536

$82,900

4 bd · 2.0 ba · 1,676 sqft · SingleFamily public records · 148 Days on market

Built 1955 8,712 sqft lot $49/sqft · 49% below area Est $163k · 49% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +5.7/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Walk your kids to school if you buy this 4-bedroom home with all on one level living. The easy layout features everything on just 1 floor, including a spacious kitchen made for eat-in style dining, a living room with a Gas Fireplace, a separate office area/mudroom just off the garage, decent-sized bedrooms with a King-sized Primary, a full bathroom, and a 2nd bathroom with laundry and utilities. The backyard has some areas fenced off for gardening that are easily removable.

Key facts

• Spacious kitchen
• Gas fireplace
• Separate office area

Tags

• ONE LEVEL LIVING
• SPACIOUS KITCHEN
• GAS FIREPLACE
• SEPARATE OFFICE AREA
• FENCED OFF FOR GARDENING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 2.4% in Emmetsburg — 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 83/100 on livability (#31 in IA, #881 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Emmetsburg Community School District (town): math 64% / reading 71% proficiency, ranked #176 of 289 in IA (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 46 active listings in the ZIP; 19 units permitted in Palo Alto County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $573 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Palo Alto County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 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 1955 — 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. 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: 1.39% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.96%
• DSCR: 1.71
• GRM: 6.0

CMA / ARV

• ARV (median comp): $162,623
• List price: $82,900
• Delta: -49.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 Madison St	0.14mi	4/2.5	1,726 (+3%)	2mo	$155,000	$90	85
1002 Call St	0.22mi	3/2.0 (-1)	1,745 (+4%)	2mo	$185,000	$106	76
402 State St	0.18mi	3/2.0 (-1)	1,768 (+6%)	7mo	$220,000	$124	72
703 Superior St	0.20mi	4/2.0	1,872 (+12%)	1mo	$201,000	$107	71
404 State St	0.17mi	3/2.0 (-1)	1,552 (-7%)	11mo	$160,000	$103	66
402 Lawler St	0.22mi	3/1.5 (-1)	1,560 (-7%)	6mo	$72,100	$46	66
2808 1st St	0.35mi	4/2.0	1,764 (+5%)	12mo	$225,000	$128	64
1709 10th St	0.63mi	4/1.0	1,710 (+2%)	10mo	$47,500	$28	55
801 Grand Ave	0.46mi	3/2.5 (-1)	1,774 (+6%)	16mo	$260,000	$147	49
1603 Lawler St	0.62mi	4/2.5	1,559 (-7%)	12mo	$156,000	$100	47
604 Grand Ave	0.48mi	3/2.5 (-1)	1,816 (+8%)	14mo	$224,000	$123	45
1603 8th St	0.69mi	4/2.0	1,536 (-8%)	14mo	$198,000	$129	42

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

Projected returns pro-forma

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

5-year hold

• IRR: 6.9%
• Equity multiple: 1.27×
• Total profit: $6,270
• Equity at exit: $12,361

10-year hold

• IRR: 16.3%
• Equity multiple: 2.33×
• Total profit: $30,930
• Equity at exit: $7,168

Cash invested: $23,212 (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 50536

• Home prices YoY: -7.0%
• Active inventory: 46
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$435
• Tax from tax record: −$133 /mo · $1,592/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $309

Break-even live

Break-even rent $762

Max offer price $82,900

Occupancy floor 68%

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: $20,725
• Closing costs: $2,487
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $82,900 Active 148 DOM
2. 2026-06-17
   days on market $82,900 Active 147 DOM
3. 2026-06-16
   days on market $82,900 Active 146 DOM
4. 2026-06-15
   days on market $82,900 Active 145 DOM
5. 2026-06-13
   days on market $82,900 Active 143 DOM
6. 2026-06-12
   days on market $82,900 Active 142 DOM
7. 2026-06-09
   days on market $82,900 Active 139 DOM
8. 2026-06-08
   days on market $82,900 Active 138 DOM
9. 2026-06-07
   days on market $82,900 Active 137 DOM
10. 2026-06-05
    days on market $82,900 Active 135 DOM
11. 2026-06-04
    days on market $82,900 Active 133 DOM
12. 2026-06-02
    days on market $82,900 Active 132 DOM
13. 2026-06-01
    days on market $82,900 Active 131 DOM
14. 2026-05-31
    days on market $82,900 Active 130 DOM
15. 2026-05-31
    days on market $82,900 Active 129 DOM
16. 2026-05-08
    price $82,900 478-char remark

    Show marketing remark (478 chars)

    Walk your kids to school if you buy this 4-bedroom home with all on one level living. The easy layout features everything on just 1 floor, including a spacious kitchen made for eat-in style dining, a living room with a Gas Fireplace, a separate office area/mudroom just off the garage, decent-sized bedrooms with a King-sized Primary, a full bathroom, and a 2nd bathroom with laundry and utilities. The backyard has some areas fenced off for gardening that are easily removable.

17. 2026-04-07
    price $87,900 478-char remark

    Show marketing remark (478 chars)

    Walk your kids to school if you buy this 4-bedroom home with all on one level living. The easy layout features everything on just 1 floor, including a spacious kitchen made for eat-in style dining, a living room with a Gas Fireplace, a separate office area/mudroom just off the garage, decent-sized bedrooms with a King-sized Primary, a full bathroom, and a 2nd bathroom with laundry and utilities. The backyard has some areas fenced off for gardening that are easily removable.

18. 2026-03-13
    price $92,900 478-char remark

    Show marketing remark (478 chars)

    Walk your kids to school if you buy this 4-bedroom home with all on one level living. The easy layout features everything on just 1 floor, including a spacious kitchen made for eat-in style dining, a living room with a Gas Fireplace, a separate office area/mudroom just off the garage, decent-sized bedrooms with a King-sized Primary, a full bathroom, and a 2nd bathroom with laundry and utilities. The backyard has some areas fenced off for gardening that are easily removable.

19. 2026-01-21
    listed $94,900 Active 478-char remark

    Show marketing remark (478 chars)

    Walk your kids to school if you buy this 4-bedroom home with all on one level living. The easy layout features everything on just 1 floor, including a spacious kitchen made for eat-in style dining, a living room with a Gas Fireplace, a separate office area/mudroom just off the garage, decent-sized bedrooms with a King-sized Primary, a full bathroom, and a 2nd bathroom with laundry and utilities. The backyard has some areas fenced off for gardening that are easily removable.

20. 2023-02-13
    soldstatus $109,000
21. 2022-02-02
    soldstatus $93,000
22. 2018-06-04
    soldstatus $78,000

ⓘ 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: $1,592 · $133/mo
• Projected year-2 tax: $1,592 · $133/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,834
• − Mortgage interest: −$4,644
• − Property taxes: −$1,592
• − Insurance: −$414
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$2,412
• Taxable income: $2,559
• Est. tax owed @ 24.0%: −$614
• After-tax cash flow: $3,092/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: Emmetsburg Community School District
• NCES district ID: 1910950
• Math proficiency: 64% ▲ 2.00%
• Reading proficiency: 71% ▲ 7.00%
• Median HH income: $46,839
• Composite: 56.97/100
• National rank: #1110
• State rank: #176 of 289 in IA

Livability — Emmetsburg

• Score: 83/100
• State rank: #31
• US rank: #881

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Emmetsburg, IA
• City population: 4,287
• Population (ZIP): 4,287

Population outlook (Palo Alto County) Hauer SSP2

• Today (2025): 8,816 people
• By 2030: 8,634 · -2.1%
• By 2040: 8,334 · -5.5%
• By 2050: 8,232 · -6.6%
• By 2075: 8,533 · -3.2%
• By 2100: 8,976 · +1.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 1% Two or more races 1% Asian 1%
• Common ancestry: Portuguese 10% Lithuanian 2% Iranian 2%
• Foreign-born: 1% · Canada, China
• Languages at home: 99% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Palo Alto

• 2024 margin: Solid R (+45.0) · D 26.9% · R 71.9% · Other 1.2%
• 2008→2024 swing: -47.8pp toward R · 2008: 2.8pp · 2024: -45.0pp
• All cycles: 2024: R+45.0 2020: R+37.3 2016: R+36.0 2012: R+10.8 2008: D+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.96%
• Current HPI: 237.1703
• 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

+6.3% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $82,900 Iowa Great Lakes BOR
• 2026-04-07 Price Changed $87,900 Iowa Great Lakes BOR
• 2026-03-13 Price Changed $92,900 Iowa Great Lakes BOR
• 2026-01-21 Listed $94,900 Iowa Great Lakes BOR
• 2023-02-13 Sold (Public Records) $109,000 Public Records
• 2022-02-02 Sold (Public Records) $93,000 Public Records
• 2018-06-04 Sold (Public Records) $78,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,592 · +1.3% YoY. Source: county tax records.