500 Morningside Dr · Sac City, IA 50583

$113,000

4 bd · 2.5 ba · 1,402 sqft · SingleFamily public records · 71 Days on market

Built 1951 0.39 ac lot $81/sqft · at area comps Est $108k · at est.

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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 +19.9/30.0
• Appreciation +9.7/10.0
• DSCR +6.3/10.0
• 1% rule +5.4/10.0
• ARV discount +5.4/15.0
• Schools +5.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcoming wonderful! This is what this home offers, giving you room to spread out while still feeling warm and inviting from the moment you walk in. The living room has comfortable space to unwind, centered around a beautiful fireplace setting the tone for relaxed evenings and cozy weekends. Just beyond, the kitchen and dining area flow together in a practical layout that works well for everyday life. Two main-floor bedrooms and a full bath keep daily living simple and convenient. Upper level, you’ll find two additional bedrooms offering flexibility for a growing family. The lower level provides even more potential with laundry and an additional three-quarter bathroom already in place. Situated on a large lot along a quiet street, the outdoor space gives you room to enjoy the seasons, while the detached 3 car garage adds everyday convenience for vehicles, storage, or projects. Whether you're looking for space to grow, room to make it your own, or simply a place that feels like home the moment you walk in, this property offers a solid foundation with opportunity to personalize along the way.

Key facts

• Large lot
• Lower level laundry
• Fireplace

Tags

• FIREPLACE
• KITCHEN AND DINING AREA
• LARGE LOT
• DETACHED 3 CAR GARAGE
• LOWER LEVEL LAUNDRY

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $113k).
• Recommended offer: $106k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#145 in IA, #2,647 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• East Sac County Community School District (rural): math 60% / reading 68% proficiency, ranked #211 of 289 in IA (top 73%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 19 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 6 units permitted in Sac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($781 loan paydown + $11k appreciation (9.3% local appreciation)).
• Sac County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.3% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $16k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,220 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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 B-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: 1.04% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.17%
• DSCR: 1.23
• GRM: 8.0

CMA / ARV

• ARV (median comp): $108,038
• List price: $113,000
• Delta: 4.59%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Highland Ave	0.16mi	3/2.0 (-1)	1,428 (+2%)	15mo	$97,500	$68	70

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

Projected returns pro-forma

9.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.7%
• Equity multiple: 3.05×
• Total profit: $64,943
• Equity at exit: $96,150

10-year hold

• IRR: 23.5%
• Equity multiple: 6.79×
• Total profit: $183,268
• Equity at exit: $201,619

Cash invested: $31,640 (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 50583

• Home prices YoY: 4.4%
• Active inventory: 19
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,178 medium
• Mortgage (P&I): −$593
• Tax from tax record: −$155 /mo · $1,856/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $136

Break-even live

Break-even rent $1,005

Max offer price $113,000

Occupancy floor 83%

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: $28,250
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 S 11th St Apt S102 Sac City, IA	3.0	1.0	1310	$1,200	$0.92	43d	1	1.02mi
300 S 11th St Unit N201 Sac City, IA	3.0	1.0	1573	$1,250	$0.79	43d	1	1.02mi
300 S 11th St Apt N103 Sac City, IA	3.0	1.0	1180	$1,150	$0.97	43d	1	1.02mi
300 S 11th St Apt N102 Sac City, IA	3.0	1.0	1093	$1,100	$1.01	43d	1	1.02mi

Listing history 12 events

1. 2026-06-02
   days on market $113,000 Active 71 DOM
2. 2026-06-01
   days on market $113,000 Active 70 DOM
3. 2026-05-31
   days on market $113,000 Active 69 DOM
4. 2026-05-31
   days on market $113,000 Active 68 DOM
5. 2026-05-04
   price $113,000 1113-char remark

   Show marketing remark (1113 chars)

   Welcoming wonderful! This is what this home offers, giving you room to spread out while still feeling warm and inviting from the moment you walk in. The living room has comfortable space to unwind, centered around a beautiful fireplace setting the tone for relaxed evenings and cozy weekends. Just beyond, the kitchen and dining area flow together in a practical layout that works well for everyday life. Two main-floor bedrooms and a full bath keep daily living simple and convenient. Upper level, you’ll find two additional bedrooms offering flexibility for a growing family. The lower level provides even more potential with laundry and an additional three-quarter bathroom already in place. Situated on a large lot along a quiet street, the outdoor space gives you room to enjoy the seasons, while the detached 3 car garage adds everyday convenience for vehicles, storage, or projects. Whether you're looking for space to grow, room to make it your own, or simply a place that feels like home the moment you walk in, this property offers a solid foundation with opportunity to personalize along the way.

6. 2026-04-24
   price $114,000 1113-char remark

   Show marketing remark (1113 chars)

   Welcoming wonderful! This is what this home offers, giving you room to spread out while still feeling warm and inviting from the moment you walk in. The living room has comfortable space to unwind, centered around a beautiful fireplace setting the tone for relaxed evenings and cozy weekends. Just beyond, the kitchen and dining area flow together in a practical layout that works well for everyday life. Two main-floor bedrooms and a full bath keep daily living simple and convenient. Upper level, you’ll find two additional bedrooms offering flexibility for a growing family. The lower level provides even more potential with laundry and an additional three-quarter bathroom already in place. Situated on a large lot along a quiet street, the outdoor space gives you room to enjoy the seasons, while the detached 3 car garage adds everyday convenience for vehicles, storage, or projects. Whether you're looking for space to grow, room to make it your own, or simply a place that feels like home the moment you walk in, this property offers a solid foundation with opportunity to personalize along the way.

7. 2026-04-16
   price $119,000 1113-char remark

   Show marketing remark (1113 chars)

   Welcoming wonderful! This is what this home offers, giving you room to spread out while still feeling warm and inviting from the moment you walk in. The living room has comfortable space to unwind, centered around a beautiful fireplace setting the tone for relaxed evenings and cozy weekends. Just beyond, the kitchen and dining area flow together in a practical layout that works well for everyday life. Two main-floor bedrooms and a full bath keep daily living simple and convenient. Upper level, you’ll find two additional bedrooms offering flexibility for a growing family. The lower level provides even more potential with laundry and an additional three-quarter bathroom already in place. Situated on a large lot along a quiet street, the outdoor space gives you room to enjoy the seasons, while the detached 3 car garage adds everyday convenience for vehicles, storage, or projects. Whether you're looking for space to grow, room to make it your own, or simply a place that feels like home the moment you walk in, this property offers a solid foundation with opportunity to personalize along the way.

8. 2026-04-08
   price $124,000 1113-char remark

   Show marketing remark (1113 chars)

   Welcoming wonderful! This is what this home offers, giving you room to spread out while still feeling warm and inviting from the moment you walk in. The living room has comfortable space to unwind, centered around a beautiful fireplace setting the tone for relaxed evenings and cozy weekends. Just beyond, the kitchen and dining area flow together in a practical layout that works well for everyday life. Two main-floor bedrooms and a full bath keep daily living simple and convenient. Upper level, you’ll find two additional bedrooms offering flexibility for a growing family. The lower level provides even more potential with laundry and an additional three-quarter bathroom already in place. Situated on a large lot along a quiet street, the outdoor space gives you room to enjoy the seasons, while the detached 3 car garage adds everyday convenience for vehicles, storage, or projects. Whether you're looking for space to grow, room to make it your own, or simply a place that feels like home the moment you walk in, this property offers a solid foundation with opportunity to personalize along the way.

9. 2026-03-23
   listed $129,000 Active 1113-char remark

   Show marketing remark (1113 chars)

   Welcoming wonderful! This is what this home offers, giving you room to spread out while still feeling warm and inviting from the moment you walk in. The living room has comfortable space to unwind, centered around a beautiful fireplace setting the tone for relaxed evenings and cozy weekends. Just beyond, the kitchen and dining area flow together in a practical layout that works well for everyday life. Two main-floor bedrooms and a full bath keep daily living simple and convenient. Upper level, you’ll find two additional bedrooms offering flexibility for a growing family. The lower level provides even more potential with laundry and an additional three-quarter bathroom already in place. Situated on a large lot along a quiet street, the outdoor space gives you room to enjoy the seasons, while the detached 3 car garage adds everyday convenience for vehicles, storage, or projects. Whether you're looking for space to grow, room to make it your own, or simply a place that feels like home the moment you walk in, this property offers a solid foundation with opportunity to personalize along the way.

10. 2020-05-27
    soldstatus $82,500
11. 2020-05-26
    soldstatus $82,250 487-char remark

    Show marketing remark (487 chars)

    This charming 1 1/2 story home offers a dine-in kitchen, eating area, huge living room with beautiful fireplace and built-ins, full bathroom, and 2 good sized bedrooms all on the main floor. Upstairs enjoys plenty of storage and 2 additional bedrooms. The basement offers tons of potential with a potential family room, utility room, and a 3/4 bathroom. The home also enjoys a detached 2+ car garage and sits on a large lot on a quiet street! Watch for more interior photos to come soon!

12. 2019-08-16
    listed $95,000 487-char remark

    Show marketing remark (487 chars)

    This charming 1 1/2 story home offers a dine-in kitchen, eating area, huge living room with beautiful fireplace and built-ins, full bathroom, and 2 good sized bedrooms all on the main floor. Upstairs enjoys plenty of storage and 2 additional bedrooms. The basement offers tons of potential with a potential family room, utility room, and a 3/4 bathroom. The home also enjoys a detached 2+ car garage and sits on a large lot on a quiet street! Watch for more interior photos to come soon!

ⓘ 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: $1,856 · $155/mo
• Projected year-2 tax: $1,856 · $155/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 ≥101°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: $14,137
• − Mortgage interest: −$6,330
• − Property taxes: −$1,856
• − Insurance: −$565
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$3,287
• Taxable loss: −$163
• Est. tax savings @ 24.0%: +$39
• After-tax cash flow: $1,675/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: East Sac County Community School District
• NCES district ID: 1929580
• Math proficiency: 60% ▼ -10.00%
• Reading proficiency: 68% ▲ 3.00%
• Median HH income: $46,988
• Composite: 54.08/100
• National rank: #1389
• State rank: #211 of 289 in IA

Livability — Sac City

• Score: 78/100
• State rank: #145
• US rank: #2647

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sac City, IA
• City population: 2,286
• Population (ZIP): 2,286

Population outlook (Sac County) Hauer SSP2

• Today (2025): 9,438 people
• By 2030: 9,148 · -3.1%
• By 2040: 8,660 · -8.2%
• By 2050: 8,256 · -12.5%
• By 2075: 7,832 · -17.0%
• By 2100: 7,110 · -24.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 1% Asian 1%
• Common ancestry: Portuguese 3% Italian 2% Slovak 2%
• Foreign-born: 2% · South Korea, Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Sac

• 2024 margin: Solid R (+51.6) · D 23.7% · R 75.3% · Other 1.1%
• 2008→2024 swing: -42.7pp toward R · 2008: -8.9pp · 2024: -51.6pp
• All cycles: 2024: R+51.6 2020: R+48.3 2016: R+47.0 2012: R+18.4 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.31%
• Current HPI: 219.2635
• 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

+18.9% since first listed

8 events — show timeline

• 2026-05-04 Price Changed $113,000 Iowa Great Lakes BOR
• 2026-04-24 Price Changed $114,000 Iowa Great Lakes BOR
• 2026-04-16 Price Changed $119,000 Iowa Great Lakes BOR
• 2026-04-08 Price Changed $124,000 Iowa Great Lakes BOR
• 2026-03-23 Listed $129,000 Iowa Great Lakes BOR
• 2020-05-27 Sold (Public Records) $82,500 Public Records
• 2020-05-26 Sold (MLS) $82,250 NWIA
• 2019-08-16 Listed $95,000 NWIA

Property tax history

+5.1%/yr

Latest (2025): $1,856 · +2.4% YoY. Source: county tax records.