203 11th St SE · Hampton, IA 50441

$129,900

3 bd · 1.5 ba · 2,462 sqft · SingleFamily public records · 82 Days on market

Built 1959 7,405 sqft lot $53/sqft · 47% below area Est $182k · 29% 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 +11.1/30.0
• Appreciation +10.0/10.0
• Schools +5.1/10.0
• Livability +3.6/5.0
• DSCR +3.2/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 bedroom, 1.5 bath home located on a corner lot on the SE edge of Hampton offering peaceful country views. Features of this home include a wood-burning fireplace, main floor laundry, some hardwood floors, main floor living room, spacious second-floor family room, convenient carport, and new roof in 2025

Key facts

• Main floor laundry
• Corner lot
• Hardwood floors

Tags

• CORNER LOT
• COUNTRY VIEWS
• WOOD-BURNING FIREPLACE
• MAIN FLOOR LAUNDRY
• HARDWOOD FLOORS
• SECOND-FLOOR FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-52 ($-625/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (22.5% below list).
• Recommended offer: $101k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.0% in Hampton — 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 72/100 on livability (#304 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Hampton-Dumont Community School District (rural): math 56% / reading 65% proficiency, ranked #243 of 289 in IA (top 84%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 35 active listings in the ZIP; 2 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k appreciation (10.0% local appreciation)).
• Franklin County population projected at -17% 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,624 (22.5% 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. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.77% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.72%
• DSCR: 0.92
• GRM: 10.8

CMA / ARV

• ARV (median comp): $182,431
• List price: $129,900
• Delta: -28.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 3rd Ave SE	0.17mi	4/3.5 (+1)	2,354 (-4%)	2mo	$190,000	$81	70
999 Glendale Park Dr	0.27mi	3/2.5	2,322 (-6%)	5mo	$210,000	$90	70
1318 Sunset Dr	0.43mi	3/3.0	2,316 (-6%)	1mo	$200,000	$86	63
909 3rd Ave SE	0.08mi	3/2.0	2,792 (+13%)	13mo	$183,000	$66	61
812 2nd Ave Dr SE	0.10mi	3/1.8	2,220 (-10%)	22mo	$105,000	$47	60
309 4th St SE	0.40mi	3/2.0	2,180 (-12%)	18mo	$175,000	$80	45
208 1st Ave NE	0.53mi	2/3.0 (-1)	2,177 (-12%)	13mo	$151,500	$70	34
208 5th Ave NE	0.67mi	3/2.0	2,100 (-15%)	13mo	$125,000	$60	31

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: 23.0%
• Equity multiple: 2.85×
• Total profit: $67,415
• Equity at exit: $117,024

10-year hold

• IRR: 20.6%
• Equity multiple: 6.53×
• Total profit: $201,101
• Equity at exit: $252,367

Cash invested: $36,372 (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 50441

• Home prices YoY: 11.0%
• Active inventory: 35
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,006 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$112 /mo · $1,340/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $-52

Break-even live

Break-even rent $1,072

Max offer price $120,701

Occupancy floor —

Sensitivity live

Price	-10% $21	-5% $-15	+0% $-52	+5% $-89	+10% $-126
Rent	-10% $-132	-5% $-92	+0% $-52	+5% $-12	+10% $27
Rate	-1.0pp $13	-0.5pp $-19	base $-52	+0.5pp $-86	+1.0pp $-120

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $129,900 Active 82 DOM
2. 2026-06-18
   days on market $129,900 Active 80 DOM
3. 2026-06-17
   days on market $129,900 Active 79 DOM
4. 2026-06-16
   days on market $129,900 Active 78 DOM
5. 2026-06-15
   days on market $129,900 Active 77 DOM
6. 2026-06-13
   days on market $129,900 Active 75 DOM
7. 2026-06-12
   days on market $129,900 Active 74 DOM
8. 2026-06-09
   days on market $129,900 Active 71 DOM
9. 2026-06-08
   days on market $129,900 Active 70 DOM
10. 2026-06-07
    days on market $129,900 Active 69 DOM
11. 2026-06-07
    days on market $129,900 Active 68 DOM
12. 2026-06-04
    days on market $129,900 Active 65 DOM
13. 2026-06-02
    days on market $129,900 Active 64 DOM
14. 2026-06-01
    days on market $129,900 Active 63 DOM
15. 2026-05-31
    days on market $129,900 Active 62 DOM
16. 2026-05-31
    days on market $129,900 Active 61 DOM
17. 2026-03-27
    listed $129,900 Active 305-char remark

    Show marketing remark (305 chars)

    3 bedroom, 1.5 bath home located on a corner lot on the SE edge of Hampton offering peaceful country views. Features of this home include a wood-burning fireplace, main floor laundry, some hardwood floors, main floor living room, spacious second-floor family room, convenient carport, and new roof in 2025

ⓘ 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: $1,340 · $112/mo
• Projected year-2 tax: $1,690 · $141/mo
• Expected delta: +$350/yr (+$29/mo · 26.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 16 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: $12,075
• − Mortgage interest: −$7,276
• − Property taxes: −$1,340
• − Insurance: −$650
• − Repairs & maintenance: −$966
• − Management: −$966
• − Depreciation: −$3,779
• Taxable loss: −$2,902
• Est. tax savings @ 24.0%: +$696
• After-tax cash flow: $72/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: Hampton-Dumont Community School District
• NCES district ID: 1913470
• Math proficiency: 56% ▼ -11.00%
• Reading proficiency: 65% ▲ 6.00%
• Median HH income: $46,880
• Composite: 51.16/100
• National rank: #1760
• State rank: #243 of 289 in IA

Livability — Hampton

• Score: 72/100
• State rank: #304
• US rank: #5885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampton, IA
• City population: 5,363
• Population (ZIP): 5,363

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 9,779 people
• By 2030: 9,456 · -3.3%
• By 2040: 8,737 · -10.7%
• By 2050: 8,142 · -16.7%
• By 2075: 7,345 · -24.9%
• By 2100: 6,978 · -28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 22% Two or more races 10%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Portuguese 6% Iranian 3% Lithuanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 17% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+41.7) · D 28.5% · R 70.2% · Other 1.2%
• 2008→2024 swing: -43.2pp toward R · 2008: 1.4pp · 2024: -41.7pp
• All cycles: 2024: R+41.7 2020: R+35.0 2016: R+33.8 2012: R+10.9 2008: D+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 22.71%
• Current HPI: 229.541
• 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

• 2026-03-27 Listed $129,900 IAR

Property tax history

-0.5%/yr

Latest (2025): $1,340 · +1.7% YoY. Source: county tax records.