404 5th St SW · Hampton, IA 50441

$139,500

3 bd · 3.0 ba · 2,310 sqft · SingleFamily public records · 94 Days on market

Built 1974 Est $162k · 14% under ↓ 10% since listing

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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 +13.7/15.0
• Appreciation +10.0/10.0
• Cash flow +7.4/30.0
• Schools +5.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.6/10.0

Listing remarks MLS

Very well maintained 3 bedroom, 2 1/4 bath home. Very open floor plan with a vaulted ceiling in living room kitchen area. Master bedroom with master bathroom. There is an office with 1/4 bath accessibility. Large 24 by 44 attached garage and an extra lot. Enjoy the cool winter nights sitting by the gas fireplace. There is also a beam central vacuum system. Circle concrete drive for visitors to park off the street. All this on 1 level no basement and over 2300 square feet. Call us today to schedule a showing.

Key facts

• Attached garage
• Utility shed
• Updated electric

Tags

• ATTACHED GARAGE
• UPDATED ELECTRIC
• NEWER APPLIANCES
• WATER SOFTENER
• CENTRAL VAC
• UTILITY SHED

Property features AI

Finance

• Other: Lot dimensions approximately 115 x 139 and 72 x 121

Exterior

• Parking: Attached 4-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Brick construction
• Exterior features: Gravel and concrete parking areas

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air; Baseboard heating; Forced air heating
• Interior features: Fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (27.6% below list).
• Recommended offer: $101k (27.6% below list) — sets the bar for 1% rule.

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.
• Zoned schools: South Side Elementary School (math 62% / reading 57%, grade B-, #390 of 616 statewide, top 69%, 312 students, 58% FRL); Hampton-Dumont Middle School (math 60% / reading 65%, grade B+, #174 of 246 statewide, top 71%, 363 students, 58% FRL); Hampton-Dumont High School (math 46% / reading 68%, grade C, #279 of 336 statewide, top 85%, 480 students, 52% FRL).
• 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 $15k of equity ($964 loan paydown + $14k 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.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $101,047 (27.6% 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 94 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — 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. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.50%
• DSCR: 0.76
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $161,700
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 5th St SW	0.00mi	3/2.5	2,470 (+7%)	1mo	$126,000	$51	86
409 5th St SW	0.04mi	3/1.5	2,164 (-6%)	8mo	$137,000	$63	75
208 1st Ave NE	0.56mi	2/3.0 (-1)	2,177 (-6%)	13mo	$151,500	$70	48
309 4th St SE	0.53mi	3/2.0	2,180 (-6%)	18mo	$175,000	$80	47
4 1st Ave SW	0.33mi	3/2.5	2,071 (-10%)	23mo	$240,000	$116	46
208 5th Ave NE	0.75mi	3/2.0	2,100 (-9%)	13mo	$125,000	$60	35

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: 20.4%
• Equity multiple: 2.65×
• Total profit: $64,604
• Equity at exit: $125,673

10-year hold

• IRR: 18.6%
• Equity multiple: 6.10×
• Total profit: $199,255
• Equity at exit: $271,018

Cash invested: $39,060 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,010 medium
• Mortgage (P&I): −$732
• Tax from tax record: −$188 /mo · $2,250/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $-179

Break-even live

Break-even rent $1,237

Max offer price $107,895

Occupancy floor —

Sensitivity live

Price	-10% $-100	-5% $-139	+0% $-179	+5% $-218	+10% $-258
Rent	-10% $-259	-5% $-219	+0% $-179	+5% $-139	+10% $-99
Rate	-1.0pp $-109	-0.5pp $-143	base $-179	+0.5pp $-215	+1.0pp $-252

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-04
   statusdays on market $139,500 Pending 94 DOM
2. 2026-06-02
   days on market $139,500 Active Under Contract 93 DOM
3. 2026-06-01
   days on market $139,500 Active Under Contract 92 DOM
4. 2026-05-31
   days on market $139,500 Active Under Contract 91 DOM
5. 2026-05-31
   days on market $139,500 Active Under Contract 90 DOM
6. 2026-03-25
   historical Active Under Contract
7. 2026-03-01
   listed $139,500 Active
8. 2021-10-11
   soldstatus $150,000
9. 2021-10-08
   soldstatus $150,000 513-char remark

   Show marketing remark (513 chars)

   Very well maintained 3 bedroom, 2 1/4 bath home. Very open floor plan with a vaulted ceiling in living room kitchen area. Master bedroom with master bathroom. There is an office with 1/4 bath accessibility. Large 24 by 44 attached garage and an extra lot. Enjoy the cool winter nights sitting by the gas fireplace. There is also a beam central vacuum system. Circle concrete drive for visitors to park off the street. All this on 1 level no basement and over 2300 square feet. Call us today to schedule a showing.

10. 2021-05-18
    listed $154,900 513-char remark

    Show marketing remark (513 chars)

    Very well maintained 3 bedroom, 2 1/4 bath home. Very open floor plan with a vaulted ceiling in living room kitchen area. Master bedroom with master bathroom. There is an office with 1/4 bath accessibility. Large 24 by 44 attached garage and an extra lot. Enjoy the cool winter nights sitting by the gas fireplace. There is also a beam central vacuum system. Circle concrete drive for visitors to park off the street. All this on 1 level no basement and over 2300 square feet. Call us today to schedule a showing.

ⓘ 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: $2,250 · $188/mo
• Projected year-2 tax: $2,250 · $188/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 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: $12,126
• − Mortgage interest: −$7,814
• − Property taxes: −$2,250
• − Insurance: −$698
• − Repairs & maintenance: −$970
• − Management: −$970
• − Depreciation: −$4,058
• Taxable loss: −$4,634
• Est. tax savings @ 24.0%: +$1,112
• After-tax cash flow: $-1,035/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

-9.9% since first listed

5 events — show timeline

• 2026-03-25 Contingent — IAR
• 2026-03-01 Listed $139,500 IAR
• 2021-10-11 Sold (Public Records) $150,000 Public Records
• 2021-10-08 Sold (MLS) $150,000 IAR
• 2021-05-18 Listed $154,900 IAR

Property tax history

+1.1%/yr

Latest (2025): $2,250 · +1.4% YoY. Source: county tax records.