704 Ave H · Hawarden, IA 51023

$125,000

2 bd · 2.0 ba · 1,144 sqft · SingleFamily public records · 6 Days on market

Built 1930 7,000 sqft lot Est $151k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• Appreciation +10.0/10.0
• Schools +5.2/10.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

* * Charming Ranch Home Close to Downtown * * This cute ranch-style 2-bedroom home offers comfortable living, great updates, and a convenient location close to downtown. The inviting layout features an open-concept dining and living area, creating a spacious feel perfect for everyday living and entertaining. Enjoy the convenience of main-floor laundry, a full bathroom with a jetted tub/shower combination, and both front and back porches for relaxing and enjoying the outdoors. The home also features a durable steel roof, along with newer windows and electrical updates for added peace of mind. The unfinished basement provides great usable space with plenty of storage options, a functional

Key facts

• Electrical updates
• Newer windows
• Durable steel roof

Tags

• MAIN-FLOOR LAUNDRY
• JETTED TUB SHOWER COMBINATION
• FRONT AND BACK PORCHES
• DURABLE STEEL ROOF
• NEWER WINDOWS
• ELECTRICAL UPDATES

Property features AI

Exterior

• Parking: Detached 2-car garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-family residential property
• Construction: Vinyl siding; Metal roof
• Exterior features: Deck; Porch

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $14 ($166/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 $102k (18.0% below list).
• Recommended offer: $102k (18.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#201 in IA, #3,671 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• West Sioux Community School District (rural): math 60% / reading 62% proficiency, ranked #239 of 289 in IA (top 83%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Hawarden Elementary School (math 62% / reading 57%, grade B-, #390 of 616 statewide, top 69%, 196 students, 61% FRL); West Sioux Middle School (math 62% / reading 57%, grade B, #185 of 246 statewide, top 78%, 168 students, 56% FRL); West Sioux High School (math 57% / reading 72%, grade B-, #211 of 336 statewide, top 70%, 265 students, 51% FRL).
• Market conditions: 14 active listings in the ZIP; 201 units permitted in Sioux County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Sioux County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $102,499 (18.0% below list)

Questions for the listing agent

1. Built in 1930 — 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. 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.
4. 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.
5. 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: 0.82% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $151,008
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1322 Avenue I	0.57mi	2/1.0	1,232 (+8%)	1mo	$175,000	$142	56
1420 Avenue F	0.65mi	3/1.5 (+1)	1,139 (-0%)	20mo	$41,000	$36	45
1504 Avenue H	0.67mi	2/1.0	1,060 (-7%)	13mo	$140,000	$132	42
1511 Avenue I	0.68mi	2/2.0	1,264 (+10%)	14mo	$175,000	$138	39
722 1st St	0.51mi	3/1.0 (+1)	1,219 (+7%)	24mo	$77,500	$64	36

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: 24.6%
• Equity multiple: 2.97×
• Total profit: $68,932
• Equity at exit: $112,610

10-year hold

• IRR: 21.8%
• Equity multiple: 6.78×
• Total profit: $202,249
• Equity at exit: $242,848

Cash invested: $35,000 (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 51023

• Home prices YoY: 12.6%
• Active inventory: 14
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,025 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$88 /mo · $1,060/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $14

Break-even live

Break-even rent $1,008

Max offer price $125,000

Occupancy floor 94%

Sensitivity live

Price	-10% $85	-5% $49	+0% $14	+5% $-22	+10% $-57
Rent	-10% $-67	-5% $-27	+0% $14	+5% $54	+10% $95
Rate	-1.0pp $77	-0.5pp $46	base $14	+0.5pp $-19	+1.0pp $-52

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-21
   days on market $125,000 Active 6 DOM
2. 2026-06-21
   days on market $125,000 Active 5 DOM
3. 2026-06-18
   days on market $125,000 Active 3 DOM
4. 2026-06-17
   days on market $125,000 Active 2 DOM
5. 2026-06-16
   remarks 699-char remark
6. 2026-06-16
   listed $125,000 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: $1,060 · $88/mo
• Projected year-2 tax: $1,511 · $126/mo
• Expected delta: +$451/yr (+$38/mo · 42.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,300
• − Mortgage interest: −$7,002
• − Property taxes: −$1,060
• − Insurance: −$625
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$3,636
• Taxable loss: −$1,991
• Est. tax savings @ 24.0%: +$478
• After-tax cash flow: $644/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: West Sioux Community School District
• NCES district ID: 1931290
• Math proficiency: 60% ▲ 2.00%
• Reading proficiency: 62% ▲ 14.00%
• Median HH income: $47,848
• Composite: 51.7/100
• National rank: #1690
• State rank: #239 of 289 in IA

Livability — Hawarden

• Score: 76/100
• State rank: #201
• US rank: #3671

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: Hawarden, IA
• Population (ZIP): 3,437

Population outlook (Sioux County) Hauer SSP2

• Today (2025): 35,762 people
• By 2030: 36,317 · +1.6%
• By 2040: 37,204 · +4.0%
• By 2050: 37,990 · +6.2%
• By 2075: 39,504 · +10.5%
• By 2100: 39,809 · +11.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 29% Two or more races 14% Native American 2%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Iranian 16% Portuguese 4% Lithuanian 3%
• Foreign-born: 19% · Canada
• Languages at home: 79% English-only · Spanish 20%

Political lean MEDSL · Sioux

• 2024 margin: Solid R (+71.1) · D 13.9% · R 85.0% · Other 1.1%
• 2008→2024 swing: -8.3pp toward R · 2008: -62.8pp · 2024: -71.1pp
• All cycles: 2024: R+71.1 2020: R+66.5 2016: R+69.3 2012: R+68.0 2008: R+62.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 31.32%
• Current HPI: 280.7825
• 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

• 2026-06-15 Listed $125,000 NWIA

Property tax history

+2.0%/yr

Latest (2025): $1,060 · -17.1% YoY. Source: county tax records.