523 N Jackson Ave · Eagle Grove, IA 50533

$124,900

2 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 6 Days on market

Built 1981 9,148 sqft lot Est $98k · 28% over

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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).

• Cash flow +18.9/30.0
• DSCR +5.9/10.0
• Schools +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom, 2 bath with updated baths, spacious family, living & dining rooms. New furnace, updated plumbing, newer roof. Attached garage. Tidy & move-in ready! Priced to sell quickly.

Key facts

• Move-in ready
• New furnace
• Updated baths

Tags

• UPDATED BATHS
• NEW FURNACE
• UPDATED PLUMBING
• NEWER ROOF
• ATTACHED GARAGE
• MOVE-IN READY

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces; Driveway with concrete and gravel
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Single-family residence; Residential property
• Construction: Wood siding; Shingle roof; Above-grade finished area reported
• Exterior features: Corner lot; Publicly maintained road frontage on a city street; Lot dimensions approximately 75 x 120 (0.21 acres)

Interior

• Kitchen: Range; Microwave; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Fireplace in the living room; Range, Microwave, Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (9.0% below list).
• Recommended offer: $114k (9.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#144 in IA, #2,591 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Eagle Grove Community School District (rural): math 50% / reading 56% proficiency, ranked #274 of 289 in IA (top 95%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 37 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 23 units permitted in Wright County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wright County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $12k; list at $125k implies a 941% gain — meaningful room to come down on a strong offer.

Recommended offer $113,718 (9.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.91% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.38%
• DSCR: 1.19
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $97,920
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 NE 5th St	0.08mi	3/2.0 (+1)	1,040 (-10%)	0mo	$115,000	$111	75
614 SE 1st St	0.43mi	2/1.5	1,206 (+5%)	3mo	$135,000	$112	67
525 SE 1st St	0.39mi	2/2.0	1,232 (+7%)	8mo	$133,000	$108	63
709 NE 5th St	0.18mi	3/1.5 (+1)	1,121 (-3%)	22mo	$95,000	$85	62
400 S Commercial Ave	0.68mi	2/1.0	1,152 (0%)	8mo	$80,000	$69	58
608 N Lincoln Ave	0.62mi	3/1.0 (+1)	1,194 (+4%)	10mo	$70,001	$59	48
117 S Cadwell Ave	0.68mi	3/1.5 (+1)	1,120 (-3%)	16mo	$118,500	$106	43
502 N Cadwell Ave	0.54mi	2/1.5	1,256 (+9%)	20mo	$95,000	$76	41
115 N Lincoln Ave	0.71mi	2/1.0	1,092 (-5%)	16mo	$69,000	$63	41
509 N Lincoln Ave	0.65mi	3/2.0 (+1)	1,306 (+13%)	8mo	$75,000	$57	36

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-12,158
• Equity at exit: $18,623

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-290
• Equity at exit: $10,799

Cash invested: $34,972 (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 50533

• Home prices YoY: -15.6%
• Active inventory: 37
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,137 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$64 /mo · $766/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $128

Break-even live

Break-even rent $976

Max offer price $124,900

Occupancy floor 84%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 NE 1st St Eagle Grove, IA	3.0	1.5	1214	$1,150	$0.95	43d	1	0.25mi
103 N Cadwell Ave Unit A Eagle Grove, IA	2.0	2.0	1400	$1,100	$0.79	43d	1	0.64mi

Listing history 6 events

1. 2026-06-18
   days on market $124,900 Active 6 DOM
2. 2026-06-17
   days on market $124,900 Active 5 DOM
3. 2026-06-16
   days on market $124,900 Active 4 DOM
4. 2026-06-15
   days on market $124,900 Active 3 DOM
5. 2026-06-12
   remarks 188-char remark
6. 2026-06-12
   listed $124,900 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: $766 · $64/mo
• Projected year-2 tax: $1,363 · $114/mo
• Expected delta: +$597/yr (+$50/mo · 78.0%)

ⓘ 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 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: $13,646
• − Mortgage interest: −$6,996
• − Property taxes: −$766
• − Insurance: −$624
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$3,633
• Taxable loss: −$558
• Est. tax savings @ 24.0%: +$134
• After-tax cash flow: $1,664/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: Eagle Grove Community School District
• NCES district ID: 1909990
• Math proficiency: 50% ▼ -5.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $46,241
• Composite: 44.89/100
• National rank: #2716
• State rank: #274 of 289 in IA

Livability — Eagle Grove

• Score: 78/100
• State rank: #144
• US rank: #2591

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagle Grove, IA
• City population: 3,994
• Population (ZIP): 3,994

Population outlook (Wright County) Hauer SSP2

• Today (2025): 12,154 people
• By 2030: 11,770 · -3.2%
• By 2040: 10,981 · -9.7%
• By 2050: 10,313 · -15.1%
• By 2075: 9,217 · -24.2%
• By 2100: 8,084 · -33.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 32% Two or more races 16% Asian 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Portuguese 9% Lithuanian 3% Italian 2%
• Foreign-born: 9% · Canada
• Languages at home: 72% English-only · Spanish 24% Other Asian/Pacific 3% German/W. Germanic 1%

Political lean MEDSL · Wright

• 2024 margin: Solid R (+36.5) · D 31.0% · R 67.5% · Other 1.4%
• 2008→2024 swing: -35.0pp toward R · 2008: -1.5pp · 2024: -36.5pp
• All cycles: 2024: R+36.5 2020: R+34.2 2016: R+31.9 2012: R+8.3 2008: R+1.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.82%
• Current HPI: 177.4331
• 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

+940.7% since first listed

2 events — show timeline

• 2026-06-12 Listed $124,900 IAR
• 2016-10-13 Sold (Public Records) $12,001 Public Records

Property tax history

+0.7%/yr

Latest (2025): $766 · +3.0% YoY. Source: county tax records.