14 Climbing Hill Path · Climbing Hill, IA 51015

$75,000

1 bd · 1.0 ba · 480 sqft · SingleFamily public records · 18 Days on market

Built 1910 9,148 sqft lot

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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 +24.3/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• 1% rule +5.3/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Tucked away in the small town of Climbing Hill, this cozy 1 bedroom, 1 bath home offers comfort, convenience, and a peaceful setting you’ll love. Situated on a quiet dead end street and sitting on . 20 of an acre, you’ll enjoy minimal traffic and a more private, relaxed atmosphere. Inside, the home features a functional layout with main floor laundry for easy living. The bathroom has been updated, and the kitchen includes new lower cabinets, adding a fresh touch to the space. All appliances stay, making this a truly move in ready opportunity. Step outside to a side patio, perfect for enjoying your morning coffee or unwinding in the evenings. The property also includes a detached

Key facts

• New lower cabinets
• Main floor laundry
• Updated bathroom

Tags

• QUIET DEAD END STREET
• MAIN FLOOR LAUNDRY
• UPDATED BATHROOM
• NEW LOWER CABINETS
• SIDE PATIO

Property features AI

Exterior

• Parking: Detached oversized garage with 1 car space
• Utilities: Septic tank sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Shingle roof
• Exterior features: Level lot with few trees

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Baseboard heating; Window air conditioning unit(s)
• Interior features: Unfinished basement; Basement present; Patio
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($770 rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#839 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: health & safety D, amenities F, commute F.
• Woodbury Central Community School District (rural): math 66% / reading 79% proficiency, ranked #88 of 289 in IA (top 30%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Woodbury Central Middle School (math 72% / reading 77%, grade A, #76 of 246 statewide, top 33%, 120 students, 28% FRL); Woodbury Central High School (math 62% / reading 82%, grade B+, #117 of 336 statewide, top 39%, 178 students, 26% FRL).
• Market conditions: 1 active listings in the ZIP; 170 units permitted in Woodbury County in 2024 (90 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.66%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.6%
• Equity multiple: 1.89×
• Total profit: $18,658
• Equity at exit: $33,723

10-year hold

• IRR: 17.2%
• Equity multiple: 3.52×
• Total profit: $52,874
• Equity at exit: $51,972

Cash invested: $21,000 (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 51015

• Active inventory: 1
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $770 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$32 /mo · $386/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $152

Break-even live

Break-even rent $578

Max offer price $75,000

Occupancy floor 75%

Sensitivity live

Price	-10% $194	-5% $173	+0% $152	+5% $130	+10% $109
Rent	-10% $91	-5% $121	+0% $152	+5% $182	+10% $212
Rate	-1.0pp $189	-0.5pp $171	base $152	+0.5pp $132	+1.0pp $112

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $75,000 Active 18 DOM
2. 2026-06-18
   days on market $75,000 Active 16 DOM
3. 2026-06-17
   days on market $75,000 Active 15 DOM
4. 2026-06-16
   days on market $75,000 Active 14 DOM
5. 2026-06-15
   days on market $75,000 Active 13 DOM
6. 2026-06-13
   days on market $75,000 Active 11 DOM
7. 2026-06-12
   days on market $75,000 Active 10 DOM
8. 2026-06-09
   days on market $75,000 Active 7 DOM
9. 2026-06-08
   days on market $75,000 Active 6 DOM
10. 2026-06-07
    days on market $75,000 Active 5 DOM
11. 2026-06-05
    days on market $75,000 Active 3 DOM
12. 2026-06-03
    remarks 687-char remark
13. 2026-06-03
    listed $75,000 Active 1 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: $386 · $32/mo
• Projected year-2 tax: $782 · $65/mo
• Expected delta: +$396/yr (+$33/mo · 102.5%)

ⓘ 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 ≥102°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: $9,239
• − Mortgage interest: −$4,201
• − Property taxes: −$386
• − Insurance: −$375
• − Repairs & maintenance: −$739
• − Management: −$739
• − Depreciation: −$2,182
• Taxable income: $617
• Est. tax owed @ 24.0%: −$148
• After-tax cash flow: $1,670/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: Woodbury Central Community School District
• NCES district ID: 1931950
• Math proficiency: 66% ▼ -7.00%
• Reading proficiency: 79% ▬ 0.00%
• Median HH income: $59,994
• Composite: 62.35/100
• National rank: #694
• State rank: #88 of 289 in IA

Livability — Climbing Hill

• Score: 60/100
• State rank: #839
• US rank: #19312

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Climbing Hill, IA
• City population: 70
• Population (ZIP): 70

Population outlook (Woodbury County) Hauer SSP2

• Today (2025): 103,226 people
• By 2030: 103,060 · -0.2%
• By 2040: 102,533 · -0.7%
• By 2050: 102,788 · -0.4%
• By 2075: 107,227 · +3.9%
• By 2100: 113,980 · +10.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Serbian 6%

Political lean MEDSL · Woodbury

• 2024 margin: Strong R (+23.0) · D 37.8% · R 60.9% · Other 1.3%
• 2008→2024 swing: -22.5pp toward R · 2008: -0.5pp · 2024: -23.0pp
• All cycles: 2024: R+23.0 2020: R+15.5 2016: R+19.9 2012: R+0.2 2008: R+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-06-02 Listed $75,000 NWIA

Property tax history

+2.4%/yr

Latest (2025): $386 · +5.5% YoY. Source: county tax records.