1402 11th Ave · Belle Plaine, IA 52208

$140,000

2 bd · 2.0 ba · 1,263 sqft · SingleFamily public records · 20 Days on market

Built 1865 0.28 ac lot Est $150k · 7% 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).

• Cash flow +12.2/30.0
• ARV discount +10.6/15.0
• Appreciation +10.0/10.0
• Schools +5.9/10.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This home shows pride in ownership throughout. Almost everything is newer throughout in this 3BR 2BA beauty. New luxury planking in LR, DR, & kitchen. New carpet in 1st floor BR. The kitchen has newer oak cupboards, counter tops, steel sink, backsplash, & appliances. New 7k picture window in LR. The main floor BA was updated as well and located by BR and a large closet. 1st floor laundry. Two years ago, the upper level was updated w/ new plank flooring, paint, bath, plumbing & windows. Sharp newer 6 panel doors a & ceiling fans throughout. Newer exterior doors. Other features include 2 sharp sheds, newer gutters, 6” privacy fence, wood siding, steel cellar door, &

Key facts

• New picture window
• New carpet
• Newer appliances

Tags

• NEW LUXURY PLANKING
• NEW CARPET
• NEWER OAK CUPBOARDS
• NEWER APPLIANCES
• NEW PICTURE WINDOW
• UPDATED MAIN FLOOR BATH

Property features AI

Exterior

• Parking: No dedicated parking
• Security: Security system
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Frame construction; Wood siding; Built area above grade: 1,572
• Exterior features: Deck; Patio; Fenced yard; Satellite dish; Accessible entrance

Interior

• Kitchen: Range; Range hood; Dishwasher; Refrigerator; Gas water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Full basement; Main-level laundry
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-29 ($-345/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (23.0% below list).
• Recommended offer: $108k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.7% in Belle Plaine — 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 75/100 on livability (#215 in IA, #3,962 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Belle Plaine Community School District (rural): math 68% / reading 74% proficiency, ranked #144 of 289 in IA (top 50%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Longfellow Elementary School (math 72% / reading 72%, grade A-, #181 of 616 statewide, top 34%, 286 students, 44% FRL); Belle Plaine Jr/Sr High School (math 62% / reading 77%, grade B, #152 of 336 statewide, top 52%, 193 students, 35% FRL).
• Market conditions: 33 active listings in the ZIP; 34 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($968 loan paydown + $14k appreciation (10.0% local appreciation)).
• Benton County population projected at -13% 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• 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 20 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $140k implies a 460% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1865 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,793 (23.0% 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. Built in 1865 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $150,297
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1609 11th Ave	0.21mi	2/2.0	1,214 (-4%)	10mo	$105,000	$86	76
1311 11th Ave	0.04mi	3/1.5 (+1)	1,232 (-2%)	19mo	$126,000	$102	71
1509 9th Ave	0.19mi	3/2.0 (+1)	1,300 (+3%)	13mo	$270,000	$208	71
1210 8th St	0.45mi	3/2.0 (+1)	1,248 (-1%)	5mo	$185,000	$148	68
1512 7th Ave	0.37mi	3/2.0 (+1)	1,201 (-5%)	14mo	$87,000	$72	58
705 10th St	0.41mi	3/1.5 (+1)	1,176 (-7%)	6mo	$110,000	$94	58
504 17th St	0.54mi	3/1.5 (+1)	1,363 (+8%)	5mo	$140,000	$103	50
904 10th St	0.29mi	3/1.5 (+1)	1,093 (-14%)	10mo	$130,000	$119	49
605 9th St	0.53mi	2/1.0	1,152 (-9%)	10mo	$151,000	$131	48
712 19th St	0.47mi	3/1.5 (+1)	1,431 (+13%)	7mo	$223,000	$156	43
1307 2nd Ave	0.73mi	3/1.0 (+1)	1,207 (-4%)	16mo	$98,000	$81	37
608 6th Ave	0.72mi	2/1.0	1,108 (-12%)	15mo	$136,000	$123	30

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: 23.6%
• Equity multiple: 2.90×
• Total profit: $74,378
• Equity at exit: $126,123

10-year hold

• IRR: 21.0%
• Equity multiple: 6.62×
• Total profit: $220,397
• Equity at exit: $271,989

Cash invested: $39,200 (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 52208

• Home prices YoY: 5.4%
• Active inventory: 33
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,078 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$88 /mo · $1,054/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $-29

Break-even live

Break-even rent $1,114

Max offer price $134,916

Occupancy floor 98%

Sensitivity live

Price	-10% $50	-5% $11	+0% $-29	+5% $-68	+10% $-108
Rent	-10% $-114	-5% $-71	+0% $-29	+5% $14	+10% $56
Rate	-1.0pp $42	-0.5pp $7	base $-29	+0.5pp $-65	+1.0pp $-102

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $140,000 Active 20 DOM
2. 2026-06-21
   days on market $140,000 Active 19 DOM
3. 2026-06-18
   days on market $140,000 Active 17 DOM
4. 2026-06-17
   days on market $140,000 Active 16 DOM
5. 2026-06-16
   days on market $140,000 Active 15 DOM
6. 2026-06-15
   days on market $140,000 Active 14 DOM
7. 2026-06-13
   days on market $140,000 Active 12 DOM
8. 2026-06-12
   days on market $140,000 Active 11 DOM
9. 2026-06-09
   days on market $140,000 Active 8 DOM
10. 2026-06-08
    days on market $140,000 Active 7 DOM
11. 2026-06-07
    days on market $140,000 Active 6 DOM
12. 2026-06-07
    days on market $140,000 Active 5 DOM
13. 2026-06-04
    days on market $140,000 Active 2 DOM
14. 2026-06-02
    remarks 677-char remark
15. 2026-06-02
    listed $140,000 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: $1,054 · $88/mo
• Projected year-2 tax: $1,626 · $136/mo
• Expected delta: +$572/yr (+$48/mo · 54.3%)

ⓘ 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 · 15 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: $12,935
• − Mortgage interest: −$7,842
• − Property taxes: −$1,054
• − Insurance: −$700
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$4,073
• Taxable loss: −$2,803
• Est. tax savings @ 24.0%: +$673
• After-tax cash flow: $327/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: Belle Plaine Community School District
• NCES district ID: 1904620
• Math proficiency: 68% ▼ -5.00%
• Reading proficiency: 74% ▬ 0.00%
• Median HH income: $42,054
• Composite: 59.42/100
• National rank: #927
• State rank: #144 of 289 in IA

Livability — Belle Plaine

• Score: 75/100
• State rank: #215
• US rank: #3962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belle Plaine, IA
• Population (ZIP): 2,921

Population outlook (Benton County) Hauer SSP2

• Today (2025): 25,078 people
• By 2030: 24,606 · -1.9%
• By 2040: 23,425 · -6.6%
• By 2050: 21,891 · -12.7%
• By 2075: 19,482 · -22.3%
• By 2100: 17,139 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Slovak 3% Portuguese 3% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Benton

• 2024 margin: Solid R (+33.2) · D 32.8% · R 66.0% · Other 1.3%
• 2008→2024 swing: -37.7pp toward R · 2008: 4.5pp · 2024: -33.2pp
• All cycles: 2024: R+33.2 2020: R+27.5 2016: R+26.0 2012: R+0.6 2008: D+4.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.07%
• Current HPI: 237.1468
• 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

+833.3% since first listed

5 events — show timeline

• 2026-06-01 Listed $140,000 CRAAR, CDRMLS
• 2018-01-10 Sold (Public Records) $25,000 Public Records
• 2016-09-29 Sold (Public Records) $25,000 Public Records
• 2008-12-17 Sold (Public Records) $15,000 Public Records
• 1985-08-31 Sold (Public Records) $15,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,054 · -4.9% YoY. Source: county tax records.