711 4th Ave Ave N · Humboldt, IA 50548

$90,000

3 bd · 1.0 ba · 1,503 sqft · SingleFamily public records · 112 Days on market

Built 1910 6,970 sqft lot $60/sqft · 36% below area Est $141k · 36% under ↓ 32% since listing

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Why this score? — see what drove the B+ 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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Schools +6.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at this affordable family home, just waiting for your personal touches. The property sits on a nice corner lot. The property features newer windows, roof and water heater. Don't wait on this one, call today to schedule a showing. Motivated seller! The property is being sold "AS IS", but inspections are welcome.

Key facts

• Newer roof
• Newer windows
• Newer water heater

Tags

• CORNER LOT
• NEWER WINDOWS
• NEWER ROOF
• NEWER WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.8% in Humboldt — 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 83/100 on livability (#34 in IA, #1,000 nationally) — a professional / high-income tenant draw. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Humboldt Community School District (town): math 75% / reading 72% proficiency, ranked #92 of 289 in IA (top 32%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 62 active listings in the ZIP; 13 units permitted in Humboldt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Humboldt County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.38% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.89%
• DSCR: 1.71
• GRM: 6.0

CMA / ARV

• ARV (median comp): $140,879
• List price: $90,000
• Delta: -36.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 8th St N	0.11mi	4/1.0 (+1)	1,530 (+2%)	7mo	$100,000	$65	81
509 6th Ave N	0.24mi	3/2.5	1,501 (-0%)	8mo	$155,000	$103	76
607 8th St N	0.19mi	3/2.0	1,608 (+7%)	7mo	$135,000	$84	70
1114 7th Ave N	0.37mi	3/1.5	1,578 (+5%)	6mo	$172,000	$109	67
409 8th St. St S	0.04mi	4/2.0 (+1)	1,680 (+12%)	5mo	$143,500	$85	65
1006 5th Ave N	0.21mi	3/2.0	1,290 (-14%)	1mo	$145,155	$113	62
815 10th St N	0.41mi	3/1.0	1,329 (-12%)	5mo	$218,000	$164	58
25 Rainbow Dr	0.71mi	3/1.5	1,395 (-7%)	0mo	$119,000	$85	53
102 5th St N	0.31mi	2/2.0 (-1)	1,334 (-11%)	9mo	$115,000	$86	50
42 Rainbow Dr	0.74mi	2/2.0 (-1)	1,554 (+3%)	9mo	$149,000	$96	44
29 4th St N	0.41mi	4/2.0 (+1)	1,685 (+12%)	10mo	$48,000	$28	43
501 8th St S	0.72mi	3/2.5	1,656 (+10%)	7mo	$167,000	$101	37

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: 6.8%
• Equity multiple: 1.27×
• Total profit: $6,710
• Equity at exit: $13,419

10-year hold

• IRR: 16.2%
• Equity multiple: 2.32×
• Total profit: $33,360
• Equity at exit: $7,782

Cash invested: $25,200 (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 50548

• Home prices YoY: -20.0%
• Active inventory: 62
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$139 /mo · $1,668/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $334

Break-even live

Break-even rent $821

Max offer price $90,000

Occupancy floor 68%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $90,000 Active 112 DOM
2. 2026-06-18
   days on market $90,000 Active 111 DOM
3. 2026-06-17
   days on market $90,000 Active 110 DOM
4. 2026-06-16
   days on market $90,000 Active 109 DOM
5. 2026-06-15
   days on market $90,000 Active 108 DOM
6. 2026-06-14
   days on market $90,000 Active 106 DOM
7. 2026-06-12
   days on market $90,000 Active 105 DOM
8. 2026-06-09
   days on market $90,000 Active 102 DOM
9. 2026-06-08
   days on market $90,000 Active 101 DOM
10. 2026-06-07
    days on market $90,000 Active 100 DOM
11. 2026-06-05
    days on market $90,000 Active 97 DOM
12. 2026-06-03
    days on market $90,000 Active 96 DOM
13. 2026-06-02
    days on market $90,000 Active 95 DOM
14. 2026-06-01
    days on market $90,000 Active 94 DOM
15. 2026-05-31
    pricedays on market $90,000 Active 93 DOM
16. 2026-05-30
    days on market $99,000 Active 92 DOM
17. 2026-04-24
    price $99,000 334-char remark

    Show marketing remark (334 chars)

    Take a look at this affordable family home, just waiting for your personal touches. The property sits on a nice corner lot. The property features newer windows, roof and water heater. Don't wait on this one, call today to schedule a showing. Motivated seller! The property is being sold "AS IS", but inspections are welcome.

18. 2026-03-13
    price $110,000 334-char remark

    Show marketing remark (334 chars)

    Take a look at this affordable family home, just waiting for your personal touches. The property sits on a nice corner lot. The property features newer windows, roof and water heater. Don't wait on this one, call today to schedule a showing. Motivated seller! The property is being sold "AS IS", but inspections are welcome.

19. 2026-03-04
    price $119,000 334-char remark

    Show marketing remark (334 chars)

    Take a look at this affordable family home, just waiting for your personal touches. The property sits on a nice corner lot. The property features newer windows, roof and water heater. Don't wait on this one, call today to schedule a showing. Motivated seller! The property is being sold "AS IS", but inspections are welcome.

20. 2026-02-27
    listed $129,000 Active 334-char remark

    Show marketing remark (334 chars)

    Take a look at this affordable family home, just waiting for your personal touches. The property sits on a nice corner lot. The property features newer windows, roof and water heater. Don't wait on this one, call today to schedule a showing. Motivated seller! The property is being sold "AS IS", but inspections are welcome.

21. 2022-03-15
    soldstatus $145,000

ⓘ 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: $1,668 · $139/mo
• Projected year-2 tax: $1,668 · $139/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 1/10 Low
• 🌡 Heat 3/10 Moderate 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: $14,920
• − Mortgage interest: −$5,041
• − Property taxes: −$1,668
• − Insurance: −$450
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$2,618
• Taxable income: $2,755
• Est. tax owed @ 24.0%: −$661
• After-tax cash flow: $3,344/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: Humboldt Community School District
• NCES district ID: 1914370
• Math proficiency: 75% ▼ -5.00%
• Reading proficiency: 72% ▼ -7.00%
• Median HH income: $48,318
• Composite: 62.13/100
• National rank: #707
• State rank: #92 of 289 in IA

Livability — Humboldt

• Score: 83/100
• State rank: #34
• US rank: #1000

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Humboldt, IA
• City population: 5,482
• Population (ZIP): 5,482

Population outlook (Humboldt County) Hauer SSP2

• Today (2025): 9,265 people
• By 2030: 9,141 · -1.3%
• By 2040: 8,904 · -3.9%
• By 2050: 8,448 · -8.8%
• By 2075: 7,742 · -16.4%
• By 2100: 6,414 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Portuguese 14% Iranian 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Humboldt

• 2024 margin: Solid R (+50.0) · D 24.4% · R 74.4% · Other 1.2%
• 2008→2024 swing: -35.7pp toward R · 2008: -14.3pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+44.6 2016: R+46.0 2012: R+22.1 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.69%
• Current HPI: 206.5373
• 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

-31.7% since first listed

5 events — show timeline

• 2026-04-24 Price Changed $99,000 IAR
• 2026-03-13 Price Changed $110,000 IAR
• 2026-03-04 Price Changed $119,000 IAR
• 2026-02-27 Listed $129,000 IAR
• 2022-03-15 Sold (Public Records) $145,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $1,668 · +0.4% YoY. Source: county tax records.