430 S Front St · Humeston, IA 50123

$66,300

2 bd · 1.0 ba · 1,330 sqft · SingleFamily public records · 53 Days on market

Built 1920 0.31 ac lot Est $122k · 46% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.2/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This house is Country Chic at it's finest! Immaculate and move in ready! There's not a lot on this house that hasn't been touched in the last 3 years. Roof, siding, windows, garage roof and siding, dry wall and paint, spray foam insulation, carpet, light fixtures, and landscaping. Furnace and air conditioner new in 2015 and serviced regularly. The home has had excellent care! 1 bedroom on the main floor with walk in closet, 1 bedroom upstairs and 1 additional room upstairs that could be used as a bedroom. The fenced in yard is perfect to give kids or pets a safe place to play. Detached 2 car garage (NEW GARAGE DOOR has been purchased and awaiting installation) offers a great place for extra storage, also extra parking beside house. All kitchen appliances included as well as a washer (brand new) and dryer. Don't miss out on this opportunity to own a really nice house with all the hard work done!

Key facts

• 0.31 acre lot
• 2 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $64k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#623 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, amenities F.
• Mormon Trail Community School District (rural): math 55% / reading 65% proficiency, ranked #284 of 330 in IA (top 86%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP; 6 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($458 loan paydown + $2k appreciation (3.0% local appreciation)).
• Wayne County population projected to shrink 8% 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $12k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,311 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.65% ✓
• Cap rate: 12.20%
• Cash-on-cash: 21.10%
• DSCR: 1.94
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $122,360
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
430 S Front St	0.00mi	2/1.0	1,330 (0%)	0mo	$60,000	$45	100
303 S Eaton Ave	0.17mi	3/2.0 (+1)	1,410 (+6%)	15mo	$167,500	$119	60
316 S Eaton Ave	0.17mi	2/1.5	1,176 (-12%)	13mo	$161,000	$137	60
404 Guy Porter St	0.25mi	3/1.0 (+1)	1,276 (-4%)	22mo	$117,000	$92	58
314 4th St S	0.27mi	2/1.5	1,173 (-12%)	16mo	$95,000	$81	53

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: 27.4%
• Equity multiple: 2.55×
• Total profit: $28,840
• Equity at exit: $29,811

10-year hold

• IRR: 28.0%
• Equity multiple: 4.97×
• Total profit: $73,635
• Equity at exit: $45,943

Cash invested: $18,564 (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 50123

• Active inventory: 5
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$348
• Tax from tax record: −$163 /mo · $1,951/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $326

Break-even live

Break-even rent $681

Max offer price $66,300

Occupancy floor 65%

Sensitivity live

Price	-10% $364	-5% $345	+0% $326	+5% $308	+10% $289
Rent	-10% $240	-5% $283	+0% $326	+5% $370	+10% $413
Rate	-1.0pp $360	-0.5pp $343	base $326	+0.5pp $309	+1.0pp $292

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: $16,575
• Closing costs: $1,989
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-04-05
   status Pending
2. 2026-03-31
   price $66,300
3. 2026-02-11
   listed $78,000 Active
4. 2025-05-12
   status Active
5. 2025-04-01
   historical Active Under Contract
6. 2025-02-12
   price $124,900
7. 2024-12-10
   listed $129,900 Active
8. 2021-07-21
   soldstatus $108,000
9. 2021-07-15
   soldstatus $108,000 907-char remark

   Show marketing remark (907 chars)

   This house is Country Chic at it's finest! Immaculate and move in ready! There's not a lot on this house that hasn't been touched in the last 3 years. Roof, siding, windows, garage roof and siding, dry wall and paint, spray foam insulation, carpet, light fixtures, and landscaping. Furnace and air conditioner new in 2015 and serviced regularly. The home has had excellent care! 1 bedroom on the main floor with walk in closet, 1 bedroom upstairs and 1 additional room upstairs that could be used as a bedroom. The fenced in yard is perfect to give kids or pets a safe place to play. Detached 2 car garage (NEW GARAGE DOOR has been purchased and awaiting installation) offers a great place for extra storage, also extra parking beside house. All kitchen appliances included as well as a washer (brand new) and dryer. Don't miss out on this opportunity to own a really nice house with all the hard work done!

10. 2021-05-01
    listed $108,000 907-char remark

    Show marketing remark (907 chars)

    This house is Country Chic at it's finest! Immaculate and move in ready! There's not a lot on this house that hasn't been touched in the last 3 years. Roof, siding, windows, garage roof and siding, dry wall and paint, spray foam insulation, carpet, light fixtures, and landscaping. Furnace and air conditioner new in 2015 and serviced regularly. The home has had excellent care! 1 bedroom on the main floor with walk in closet, 1 bedroom upstairs and 1 additional room upstairs that could be used as a bedroom. The fenced in yard is perfect to give kids or pets a safe place to play. Detached 2 car garage (NEW GARAGE DOOR has been purchased and awaiting installation) offers a great place for extra storage, also extra parking beside house. All kitchen appliances included as well as a washer (brand new) and dryer. Don't miss out on this opportunity to own a really nice house with all the hard work done!

11. 2018-02-20
    soldstatus $50,000
12. 2018-02-16
    soldstatus $50,000
13. 2017-11-20
    listed $54,900
14. 2014-02-07
    soldstatus $34,000

ⓘ 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: $1,951 · $163/mo
• Projected year-2 tax: $1,951 · $163/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,128
• − Mortgage interest: −$3,714
• − Property taxes: −$1,951
• − Insurance: −$332
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$1,929
• Taxable income: $3,103
• Est. tax owed @ 24.0%: −$745
• After-tax cash flow: $3,172/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: Mormon Trail Community School District
• NCES district ID: 1919740
• Math proficiency: 55% ▼ -10.00%
• Reading proficiency: 65% ▬ 0.00%
• Median HH income: $46,693
• Composite: 52.35/100
• National rank: #3427
• State rank: #284 of 330 in IA

Livability — Humeston

• Score: 64/100
• State rank: #623
• US rank: #14366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Humeston, IA
• Population (ZIP): 863

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 6,213 people
• By 2030: 6,109 · -1.7%
• By 2040: 5,926 · -4.6%
• By 2050: 5,716 · -8.0%
• By 2075: 5,502 · -11.4%
• By 2100: 4,890 · -21.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 4% Dominican 2%
• Common ancestry: Portuguese 3% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+57.2) · D 20.6% · R 77.8% · Other 1.6%
• 2008→2024 swing: -50.2pp toward R · 2008: -7.0pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+51.8 2016: R+46.2 2012: R+11.5 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+95.0% since first listed

14 events — show timeline

• 2026-04-05 Pending — DMMLS
• 2026-03-31 Price Changed $66,300 DMMLS
• 2026-02-11 Listed $78,000 DMMLS
• 2025-05-12 Relisted — IAR
• 2025-04-01 Contingent — IAR
• 2025-02-12 Price Changed $124,900 IAR
• 2024-12-10 Listed $129,900 IAR
• 2021-07-21 Sold (Public Records) $108,000 Public Records
• 2021-07-15 Sold (MLS) $108,000 IAR
• 2021-05-01 Listed $108,000 IAR
• 2018-02-20 Sold (Public Records) $50,000 Public Records
• 2018-02-16 Sold (MLS) $50,000 IAR
• 2017-11-20 Listed $54,900 IAR
• 2014-02-07 Sold (Public Records) $34,000 Public Records

Property tax history

+11.4%/yr

Latest (2025): $1,951 · +40.6% YoY. Source: county tax records.