107 N Wisconsin St

Hubbard, IA 50122

$20,000C-

4 bd · 1.0 ba · 1,296 sqft · Built 1910 · SingleFamily · Pending · 10 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,239/mo
• Mortgage (P&I): −$105
• Tax + insurance: −$36
• HOA: −$0
• Vac / Maint / Mgmt: −$260
• Net cashflow: $838/mo
• Annual: $10,055/yr
• Cap rate: 56.57%
• Cash-on-cash: 179.55%
• DSCR: 8.99
• 1% rule: 6.19%
• Cash to close: $5,600

Investor read

• This is a 4-bed/1.0-bath single-family listed at $20k.
• At list price, monthly cash flow is $838 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $878 of equity ($138 loan paydown + $740 appreciation (3.7% local appreciation)).
• Location reads 66/100 on livability (#508 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F, health & safety D-.
• Hubbard-Radcliffe Community School District (rural): math 68% / reading 65% proficiency, ranked #175 of 289 in IA (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 15 active listings in the ZIP; 6 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).
• Hardin County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Questions for listing agent

• Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are B-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?
• 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.
• 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.
• 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.