514 3rd Ave · Ackley, IA 50601

$84,000

2 bd · 1.5 ba · 950 sqft · SingleFamily public records · 35 Days on market

Built 1923 $88/sqft · 6% above area Est $79k · 6% over

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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 +16.8/30.0
• Appreciation +6.4/10.0
• Schools +5.5/10.0
• DSCR +5.2/10.0
• ARV discount +4.9/15.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This home is Priced Right just for you, so you can add your own touches after you buy this beautiful home. As you enter the home you will enter through being closed front porch with plenty of room for a couch chairs and a place to sit and enjoy your evenings. As you go through the front door you will enter the living room. A joint to the living room to the right is the first bedroom. Leaving the living room you will enter the dining. The dining room also enters into the main level bathroom. This bathroom will also lead to the master bedroom which has a walk-in closet a storage wall closet and where the washer and dryer hookups are located. Back through the dining room you will enter the kit

Key facts

• Closed front porch
• Walk-in closet
• Large backyard

Tags

• CLOSED FRONT PORCH
• WALK-IN CLOSET
• STORAGE WALL CLOSET
• WASHER AND DRYER HOOKUPS
• FULL BASEMENT
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $54 ($647/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $72k (14.3% below list).
• Recommended offer: $72k (14.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#377 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: 29 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 6 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($581 loan paydown + $2k appreciation (2.8% local appreciation)).
• Hardin County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $71,974 (14.3% 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 14% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — 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 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?
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: 0.86% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.75%
• DSCR: 1.12
• GRM: 9.7

CMA / ARV

• ARV (median comp): $79,444
• List price: $84,000
• Delta: 5.74%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1110 1st Ave	0.50mi	2/2.0	950 (0%)	15mo	$52,500	$55	62
321 State St	0.29mi	2/1.0	824 (-13%)	5mo	$77,000	$93	58
706 Sherman Ave	0.41mi	2/1.0	912 (-4%)	23mo	$58,250	$64	53
112 13th St	0.44mi	3/1.0 (+1)	996 (+5%)	23mo	$45,000	$45	45
1304 Main St	0.64mi	3/2.0 (+1)	808 (-15%)	15mo	$148,500	$184	26

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

Projected returns pro-forma

2.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.54×
• Total profit: $12,763
• Equity at exit: $36,961

10-year hold

• IRR: 12.1%
• Equity multiple: 2.77×
• Total profit: $41,547
• Equity at exit: $56,340

Cash invested: $23,520 (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 50601

• Home prices YoY: 1.9%
• Active inventory: 29
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $720 medium
• Mortgage (P&I): −$441
• Tax from tax record: −$39 /mo · $470/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$151
• Net cashflow: $54

Break-even live

Break-even rent $651

Max offer price $84,000

Occupancy floor 88%

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
513 1st Ave Apt 7 Ackley, IA	2.0	1.0	720	$700	$0.97	44d	1	0.17mi
731 Park Ave Unit 731 1/2 Ackley, IA	1.0	1.0	800	$750	$0.94	44d	1	0.29mi

Listing history 13 events

1. 2026-06-15
   days on market $84,000 Active 35 DOM
2. 2026-06-13
   days on market $84,000 Active 33 DOM
3. 2026-06-12
   days on market $84,000 Active 32 DOM
4. 2026-06-09
   days on market $84,000 Active 29 DOM
5. 2026-06-08
   days on market $84,000 Active 28 DOM
6. 2026-06-07
   days on market $84,000 Active 27 DOM
7. 2026-06-07
   days on market $84,000 Active 26 DOM
8. 2026-06-04
   days on market $84,000 Active 23 DOM
9. 2026-06-02
   days on market $84,000 Active 22 DOM
10. 2026-06-01
    days on market $84,000 Active 21 DOM
11. 2026-05-31
    days on market $84,000 Active 20 DOM
12. 2026-05-31
    days on market $84,000 Active 19 DOM
13. 2026-05-12
    listed $84,000 Active 1022-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: $470 · $39/mo
• Projected year-2 tax: $894 · $75/mo
• Expected delta: +$424/yr (+$35/mo · 90.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 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: $8,637
• − Mortgage interest: −$4,705
• − Property taxes: −$470
• − Insurance: −$420
• − Repairs & maintenance: −$691
• − Management: −$691
• − Depreciation: −$2,444
• Taxable loss: −$784
• Est. tax savings @ 24.0%: +$188
• After-tax cash flow: $835/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 — Ackley

• Score: 70/100
• State rank: #377
• US rank: #7968

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ackley, IA
• Population (ZIP): 2,377

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 17,474 people
• By 2030: 17,369 · -0.6%
• By 2040: 17,018 · -2.6%
• By 2050: 16,454 · -5.8%
• By 2075: 14,665 · -16.1%
• By 2100: 12,404 · -29.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 4% Iranian 3% Slovak 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+38.4) · D 30.3% · R 68.7% · Other 1.1%
• 2008→2024 swing: -39.3pp toward R · 2008: 0.9pp · 2024: -38.4pp
• All cycles: 2024: R+38.4 2020: R+32.0 2016: R+29.2 2012: R+7.1 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.83%
• Current HPI: 154.031
• 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

Property tax history

-1.4%/yr

Latest (2025): $470 · -9.3% YoY. Source: county tax records.