713 S Adams St · Wellsburg, IA 50680

$59,900

4 bd · 1.0 ba · 1,507 sqft · SingleFamily public records · 44 Days on market

Built 1919 8,056 sqft lot $40/sqft · 52% below area

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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 +6.2/10.0
• Schools +5.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

With incredible potential for an investor as a rental or a project for a first time buyer, this 1,507 sq ft 4-bedroom, 1 full and one 1/2 bath home built in 1919 is located in Wellsburg on a large corner lot. With original hardwood floors and woodwork throughout as well as bedroom built-ins, this property boasts lots of space and room for creativity and renovation possibilities. Enjoy quiet evenings or a peaceful breakfast outside on the sizeable porch out front. You won't want to miss this fantastic and affordable opportunity. Call your favorite agent to take a tour today!

Key facts

• Large corner lot
• Woodwork throughout
• Sizeable porch

Tags

• ORIGINAL HARDWOOD FLOORS
• WOODWORK THROUGHOUT
• BEDROOM BUILT-INS
• LARGE CORNER LOT
• SIZEABLE PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#359 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A; Watch: employment D+, amenities F, commute F.
• Agwsr Community School District (rural): math 60% / reading 69% proficiency, ranked #198 of 289 in IA (top 68%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 19 active listings in the ZIP; 14 units permitted in Grundy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($414 loan paydown + $1k appreciation (2.4% local appreciation)).
• At projected returns (2.4% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.96% ✓
• Cap rate: 16.56%
• Cash-on-cash: 36.68%
• DSCR: 2.63
• GRM: 4.2

CMA / ARV

• ARV (median comp): $125,789
• List price: $59,900
• Delta: -52.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 W 4th St	0.26mi	4/1.0	1,456 (-3%)	12mo	$20,000	$14	73
508 W 4th St	0.09mi	4/2.0	1,634 (+8%)	12mo	$82,000	$50	68
607 7th St	0.18mi	4/1.5	1,702 (+13%)	2mo	$155,000	$91	66
701 Lincoln St St	0.23mi	3/1.5 (-1)	1,392 (-8%)	10mo	$149,000	$107	61
128 W 4th St	0.23mi	4/1.5	1,716 (+14%)	4mo	$85,000	$50	60
610 E 4th St	0.16mi	3/1.5 (-1)	1,666 (+11%)	10mo	$118,500	$71	59
709 E 6th St	0.22mi	3/2.5 (-1)	1,643 (+9%)	6mo	$150,000	$91	58
203 1st St	0.30mi	3/1.0 (-1)	1,344 (-11%)	17mo	$105,000	$78	48
401 1st St	0.28mi	3/1.0 (-1)	1,305 (-13%)	14mo	$135,000	$103	48

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

Projected returns pro-forma

2.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.3%
• Equity multiple: 3.26×
• Total profit: $37,952
• Equity at exit: $24,877

10-year hold

• IRR: 41.9%
• Equity multiple: 6.48×
• Total profit: $91,848
• Equity at exit: $36,809

Cash invested: $16,772 (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 50680

• Home prices YoY: 1.4%
• Active inventory: 19
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,175 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$76 /mo · $916/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $513

Break-even live

Break-even rent $526

Max offer price $59,900

Occupancy floor 51%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-02
   status $59,900 Pending 44 DOM
2. 2026-06-01
   days on market $59,900 Active 44 DOM
3. 2026-05-31
   days on market $59,900 Active 43 DOM
4. 2026-05-31
   days on market $59,900 Active 42 DOM
5. 2026-05-11
   price $59,900 580-char remark

   Show marketing remark (580 chars)

   With incredible potential for an investor as a rental or a project for a first time buyer, this 1,507 sq ft 4-bedroom, 1 full and one 1/2 bath home built in 1919 is located in Wellsburg on a large corner lot. With original hardwood floors and woodwork throughout as well as bedroom built-ins, this property boasts lots of space and room for creativity and renovation possibilities. Enjoy quiet evenings or a peaceful breakfast outside on the sizeable porch out front. You won't want to miss this fantastic and affordable opportunity. Call your favorite agent to take a tour today!

6. 2026-04-18
   listed $65,000 Active 580-char remark

   Show marketing remark (580 chars)

   With incredible potential for an investor as a rental or a project for a first time buyer, this 1,507 sq ft 4-bedroom, 1 full and one 1/2 bath home built in 1919 is located in Wellsburg on a large corner lot. With original hardwood floors and woodwork throughout as well as bedroom built-ins, this property boasts lots of space and room for creativity and renovation possibilities. Enjoy quiet evenings or a peaceful breakfast outside on the sizeable porch out front. You won't want to miss this fantastic and affordable opportunity. Call your favorite agent to take a tour today!

7. 2025-10-17
   soldstatus $49,500
8. 2025-10-10
   soldstatus $49,500 Closed 501-char remark

   Show marketing remark (501 chars)

   This 4-bedroom, 1 full and one 1/2 bath home sits on a corner lot and is ready for someone with vision to bring it back to life. With hardwood floors throughout, this property offers plenty of charm waiting to be restored. Previously used as a rental, it presents a unique opportunity for first-time buyers, handy homeowners, or investors looking for their next project. Whether you want to create your dream home or add value as an investment, the possibilities are here. Call for a showing today.

9. 2025-09-21
   status Pending 501-char remark

   Show marketing remark (501 chars)

   This 4-bedroom, 1 full and one 1/2 bath home sits on a corner lot and is ready for someone with vision to bring it back to life. With hardwood floors throughout, this property offers plenty of charm waiting to be restored. Previously used as a rental, it presents a unique opportunity for first-time buyers, handy homeowners, or investors looking for their next project. Whether you want to create your dream home or add value as an investment, the possibilities are here. Call for a showing today.

10. 2025-09-19
    listed $49,500 Active 501-char remark

    Show marketing remark (501 chars)

    This 4-bedroom, 1 full and one 1/2 bath home sits on a corner lot and is ready for someone with vision to bring it back to life. With hardwood floors throughout, this property offers plenty of charm waiting to be restored. Previously used as a rental, it presents a unique opportunity for first-time buyers, handy homeowners, or investors looking for their next project. Whether you want to create your dream home or add value as an investment, the possibilities are here. Call for a showing today.

ⓘ 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: $916 · $76/mo
• Projected year-2 tax: $928 · $77/mo
• Expected delta: +$12/yr (+$1/mo · 1.3%)

ⓘ 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 ≥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: $14,097
• − Mortgage interest: −$3,355
• − Property taxes: −$916
• − Insurance: −$300
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$1,743
• Taxable income: $5,528
• Est. tax owed @ 24.0%: −$1,327
• After-tax cash flow: $4,825/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: Agwsr Community School District
• NCES district ID: 1903060
• Math proficiency: 60% ▼ -9.00%
• Reading proficiency: 69% ▼ -1.00%
• Median HH income: $51,863
• Composite: 54.95/100
• National rank: #1304
• State rank: #198 of 289 in IA

Livability — Wellsburg

• Score: 70/100
• State rank: #359
• US rank: #7523

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wellsburg, IA
• Population (ZIP): 1,077

Population outlook (Grundy County) Hauer SSP2

• Today (2025): 12,452 people
• By 2030: 12,452 · +0.0%
• By 2040: 12,437 · -0.1%
• By 2050: 12,370 · -0.7%
• By 2075: 12,495 · +0.3%
• By 2100: 11,823 · -5.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: Iranian 3% Lithuanian 3% Portuguese 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Grundy

• 2024 margin: Solid R (+41.8) · D 28.3% · R 70.1% · Other 1.6%
• 2008→2024 swing: -24.9pp toward R · 2008: -16.9pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+37.4 2016: R+39.5 2012: R+23.1 2008: R+16.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.38%
• Current HPI: 174.2664
• 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

+21.0% since first listed

6 events — show timeline

• 2026-05-11 Price Changed $59,900 NEIRBR as distributed by MLS GRID
• 2026-04-18 Listed $65,000 NEIRBR as distributed by MLS GRID
• 2025-10-17 Sold (Public Records) $49,500 Public Records
• 2025-10-10 Sold (MLS) $49,500 NEIRBR as distributed by MLS GRID
• 2025-09-21 Pending — NEIRBR as distributed by MLS GRID
• 2025-09-19 Listed $49,500 NEIRBR as distributed by MLS GRID

Property tax history

+1.1%/yr

Latest (2025): $916 · +3.6% YoY. Source: county tax records.