1034 Hawley St · Jesup, IA 50648

$160,000

3 bd · 1.0 ba · 1,438 sqft · SingleFamily public records · 2 Days on market

Built 1949 10,230 sqft lot Est $164k · at est.

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Why this score? — see what drove the D- 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).

• ARV discount +8.6/15.0
• Cash flow +8.2/30.0
• Schools +6.2/10.0
• Livability +3.7/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Come see this charming 1½-story, 4-bedroom, 2-bath home nestled in a beautiful neighborhood in Jesup. This lovely property features a small workshop in the basement, an attached one-stall garage, and a park-like backyard setting. Plus, it’s just a short walk to the City Park!

Key facts

• Park-like backyard
• Small workshop
• 0.23 acre lot

Tags

• SMALL WORKSHOP
• PARK-LIKE BACKYARD
• SHORT WALK TO CITY PARK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (24.5% below list).
• Recommended offer: $121k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 2.2% in Jesup — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#263 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Jesup Community School District (rural): math 72% / reading 71% proficiency, ranked #102 of 289 in IA (top 35%) — strong family-tenant draw, lease renewals of 3-5y typical; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Jesup Elementary School (math 82% / reading 72%, grade A, #103 of 616 statewide, top 20%, 438 students, 27% FRL); Jesup Middle School (math 68% / reading 71%, grade A, #113 of 246 statewide, top 49%, 252 students, 21% FRL); Jesup High School (math 76% / reading 75%, grade A-, #79 of 336 statewide, top 25%, 278 students, 23% FRL) — zoned schools at 24% FRL track the district average.
• Market conditions: 41 active listings in the ZIP; 19 units permitted in Buchanan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Buchanan County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,838 (24.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1949 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.76% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.98%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $163,932
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1175 Hawley St	0.15mi	4/1.5 (+1)	1,392 (-3%)	6mo	$167,000	$120	76
1275 Hawley St	0.26mi	2/2.0 (-1)	1,488 (+4%)	5mo	$210,000	$141	69
634 4th St	0.51mi	3/2.0	1,476 (+3%)	4mo	$160,000	$108	64
1235 9th St	0.42mi	3/2.0	1,354 (-6%)	11mo	$235,000	$174	57
1255 4th St	0.64mi	3/1.0	1,342 (-7%)	5mo	$147,500	$110	55
824 Prospect St St	0.28mi	4/2.0 (+1)	1,572 (+9%)	12mo	$225,000	$143	52
435 5th ST St	0.45mi	3/1.5	1,232 (-14%)	2mo	$162,000	$131	52
555 6th St	0.33mi	2/1.0 (-1)	1,231 (-14%)	10mo	$140,000	$114	47
255 Young St	0.57mi	3/1.5	1,568 (+9%)	15mo	$150,000	$96	44
425 Church St	0.50mi	3/2.0	1,269 (-12%)	15mo	$130,000	$102	41
154 Hawley St	0.65mi	4/1.0 (+1)	1,274 (-11%)	6mo	$99,000	$78	40
154 Prospect St	0.69mi	4/2.0 (+1)	1,520 (+6%)	11mo	$167,500	$110	40

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

Projected returns pro-forma

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

5-year hold

• IRR: -23.0%
• Equity multiple: 0.21×
• Total profit: $-35,385
• Equity at exit: $23,857

10-year hold

• IRR: -17.5%
• Equity multiple: 0.04×
• Total profit: $-42,946
• Equity at exit: $13,834

Cash invested: $44,800 (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 50648

• Active inventory: 41
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,208 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$198 /mo · $2,372/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-149

Break-even live

Break-even rent $1,397

Max offer price $133,719

Occupancy floor —

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-20
   status Pending
2. 2026-04-18
   listed $160,000 Active

ⓘ 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: $2,372 · $198/mo
• Projected year-2 tax: $2,442 · $204/mo
• Expected delta: +$70/yr (+$6/mo · 3.0%)

ⓘ 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 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: $14,501
• − Mortgage interest: −$8,962
• − Property taxes: −$2,372
• − Insurance: −$800
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$4,655
• Taxable loss: −$4,609
• Est. tax savings @ 24.0%: +$1,106
• After-tax cash flow: $-679/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: Jesup Community School District
• NCES district ID: 1915330
• Math proficiency: 72% ▲ 2.00%
• Reading proficiency: 71% ▲ 4.00%
• Median HH income: $61,965
• Composite: 61.77/100
• National rank: #736
• State rank: #102 of 289 in IA

Livability — Jesup

• Score: 73/100
• State rank: #263
• US rank: #5081

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jesup, IA
• Population (ZIP): 4,120

Population outlook (Buchanan County) Hauer SSP2

• Today (2025): 20,892 people
• By 2030: 20,578 · -1.5%
• By 2040: 19,906 · -4.7%
• By 2050: 19,024 · -8.9%
• By 2075: 16,289 · -22.0%
• By 2100: 12,561 · -39.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Portuguese 3% Iranian 3% Lithuanian 2%
• Foreign-born: 1%

Political lean MEDSL · Buchanan

• 2024 margin: Strong R (+28.2) · D 35.1% · R 63.4% · Other 1.5%
• 2008→2024 swing: -46.7pp toward R · 2008: 18.5pp · 2024: -28.2pp
• All cycles: 2024: R+28.2 2020: R+20.9 2016: R+15.2 2012: D+13.9 2008: D+18.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -109.67%
• Current HPI: 190.7617
• 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

2 events — show timeline

• 2026-04-20 Pending — NEIRBR as distributed by MLS GRID
• 2026-04-18 Listed $160,000 NEIRBR as distributed by MLS GRID

Property tax history

+2.3%/yr

Latest (2025): $2,372 · -1.8% YoY. Source: county tax records.