263 S Water Ave · New Hampton, IA 50659

$69,000

3 bd · 2.5 ba · 1,368 sqft · SingleFamily public records · 35 Days on market

Built 1900 $50/sqft · 46% below area Est $127k · 46% under ↓ 22% since listing

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Why this score? — see what drove the A+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +6.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor special with serious upside. This 3-bedroom, 1-bath home built in 1900 is being sold as-is and will need work—but the potential is undeniable for the right buyer. Solid layout, classic character, and a huge backyard that opens the door for expansion, outdoor living, or added value. Whether you’re looking for your next flip, rental, or project home, this is your chance to build equity. Message agent for interior photos and additional details.

Key facts

• 2 garage spots
• Built 1900
• Listed 35 days

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: Detached two-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Vinyl siding; Block foundation
• Exterior features: Residential zoning

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Window air conditioning units
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $480 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#147 in IA, #2,653 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• New Hampton Community School District (town): math 76% / reading 73% proficiency, ranked #84 of 289 in IA (top 29%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 28 active listings in the ZIP; 6 units permitted in Chickasaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($477 loan paydown + $7k appreciation (10.0% local appreciation)).
• Chickasaw County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1900 — 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: 1.75% ✓
• Cap rate: 14.64%
• Cash-on-cash: 29.81%
• DSCR: 2.33
• GRM: 4.8

CMA / ARV

• ARV (median comp): $127,246
• List price: $69,000
• Delta: -45.77%
• 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
122 S Walnut Ave	0.27mi	3/1.0	1,376 (+1%)	0mo	$130,000	$94	80
306 S Chestnut Ave	0.10mi	4/2.0 (+1)	1,409 (+3%)	11mo	$140,000	$99	74
226 S Water Ave	0.12mi	3/2.0	1,440 (+5%)	12mo	$187,000	$130	74
216 S Maple Ave Ave	0.38mi	3/1.5	1,400 (+2%)	6mo	$162,000	$116	70
239 S Linn Ave	0.25mi	2/1.0 (-1)	1,316 (-4%)	7mo	$102,000	$78	65
110 N Maple Ave	0.57mi	3/1.5	1,380 (+1%)	4mo	$152,000	$110	64
506 S Linn Ave	0.36mi	3/1.0	1,264 (-8%)	1mo	$185,000	$146	64
520 S 1st Ave #116	0.38mi	2/2.0 (-1)	1,436 (+5%)	7mo	$155,000	$108	61
412 W Spring St	0.48mi	3/2.0	1,441 (+5%)	7mo	$145,000	$101	61
14 E Washington St	0.60mi	3/1.5	1,374 (+0%)	10mo	$88,500	$64	58
416 E Main St	0.40mi	3/1.0	1,275 (-7%)	13mo	$40,000	$31	53
505 W Prospect St	0.61mi	3/1.5	1,184 (-14%)	1mo	$160,000	$135	45

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.9%
• Equity multiple: 4.53×
• Total profit: $68,162
• Equity at exit: $62,161

10-year hold

• IRR: 40.8%
• Equity multiple: 10.15×
• Total profit: $176,720
• Equity at exit: $134,052

Cash invested: $19,320 (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 50659

• Home prices YoY: 13.9%
• Active inventory: 28
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$82 /mo · $988/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $480

Break-even live

Break-even rent $599

Max offer price $69,000

Occupancy floor 55%

Sensitivity live

Price	-10% $519	-5% $499	+0% $480	+5% $460	+10% $441
Rent	-10% $385	-5% $432	+0% $480	+5% $528	+10% $575
Rate	-1.0pp $515	-0.5pp $497	base $480	+0.5pp $462	+1.0pp $444

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-04
   days on market $69,000 Active 35 DOM
2. 2026-06-02
   days on market $69,000 Active 34 DOM
3. 2026-06-01
   days on market $69,000 Active 33 DOM
4. 2026-05-31
   days on market $69,000 Active 32 DOM
5. 2026-05-31
   days on market $69,000 Active 31 DOM
6. 2026-05-14
   price $74,000 466-char remark
7. 2026-05-04
   price $79,000 466-char remark
8. 2026-04-29
   listed $89,000 Active 466-char remark

ⓘ 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: $988 · $82/mo
• Projected year-2 tax: $1,036 · $86/mo
• Expected delta: +$48/yr (+$4/mo · 4.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,474
• − Mortgage interest: −$3,865
• − Property taxes: −$988
• − Insurance: −$345
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$2,007
• Taxable income: $4,953
• Est. tax owed @ 24.0%: −$1,189
• After-tax cash flow: $4,571/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: New Hampton Community School District
• NCES district ID: 1920340
• Math proficiency: 76% ▼ -4.00%
• Reading proficiency: 73% ▲ 3.00%
• Median HH income: $46,395
• Composite: 62.78/100
• National rank: #668
• State rank: #84 of 289 in IA

Livability — New Hampton

• Score: 78/100
• State rank: #147
• US rank: #2653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Hampton, IA
• Population (ZIP): 5,942

Population outlook (Chickasaw County) Hauer SSP2

• Today (2025): 11,503 people
• By 2030: 11,187 · -2.7%
• By 2040: 10,569 · -8.1%
• By 2050: 9,997 · -13.1%
• By 2075: 8,819 · -23.3%
• By 2100: 7,126 · -38.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 7% Iranian 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 5% German/W. Germanic 3%

Political lean MEDSL · Chickasaw

• 2024 margin: Solid R (+37.2) · D 30.8% · R 68.0% · Other 1.2%
• 2008→2024 swing: -57.9pp toward R · 2008: 20.8pp · 2024: -37.2pp
• All cycles: 2024: R+37.2 2020: R+31.3 2016: R+23.2 2012: D+11.1 2008: D+20.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 41.75%
• Current HPI: 341.83
• 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

-22.5% since first listed

5 events — show timeline

• 2026-06-04 Listing Removed — DMMLS
• 2026-05-28 Price Changed $69,000 DMMLS
• 2026-05-14 Price Changed $74,000 DMMLS
• 2026-05-04 Price Changed $79,000 DMMLS
• 2026-04-29 Listed $89,000 DMMLS

Property tax history

-0.8%/yr

Latest (2022): $988 · +1.4% YoY. Source: county tax records.