507 3rd Ave Ave · Ackley, IA 50601

$94,000

2 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 288 Days on market

Built 1965 $75/sqft · at area comps Est $97k · at est.

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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 +22.3/30.0
• ARV discount +8.9/15.0
• DSCR +7.1/10.0
• Appreciation +6.4/10.0
• Schools +5.5/10.0
• 1% rule +5.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MOVE IN READY 2 Bedroom 1 Bath Home. 1 Stall Attached Garage. Main Floor Laundry also with 2 bedrooms, bathroom, kitchen, and living room. Family room area in the basement along with a large storage room.

Key facts

• Garage
• Built 1965
• Listed 288 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($969 rent vs $94k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#377 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Agwsr Community School District (rural): math 60% / reading 69% proficiency, ranked #198 of 289 in IA (top 68%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 29 active listings in the ZIP; 6 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($650 loan paydown + $3k appreciation (2.8% local appreciation)).
• Hardin County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 288 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $82,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 288 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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 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?
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: 1.03% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.04%
• DSCR: 1.31
• GRM: 8.1

CMA / ARV

• ARV (median comp): $97,050
• List price: $94,000
• Delta: -3.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 Blue Earth St	0.28mi	2/1.0	1,256 (-0%)	16mo	$75,000	$60	70
609 5th Ave	0.17mi	2/3.0	1,440 (+14%)	14mo	$94,000	$65	53
908 Cerro Gordo	0.28mi	3/1.0 (+1)	1,136 (-10%)	11mo	$78,850	$69	52
401 Butler St	0.49mi	3/1.5 (+1)	1,184 (-6%)	22mo	$112,000	$95	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.77×
• Total profit: $20,295
• Equity at exit: $41,361

10-year hold

• IRR: 15.6%
• Equity multiple: 3.26×
• Total profit: $59,537
• Equity at exit: $63,048

Cash invested: $26,320 (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 50601

• Home prices YoY: 1.9%
• Active inventory: 29
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $969 medium
• Mortgage (P&I): −$493
• Tax from tax record: −$79 /mo · $946/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $154

Break-even live

Break-even rent $773

Max offer price $94,000

Occupancy floor 79%

Sensitivity live

Price	-10% $208	-5% $181	+0% $154	+5% $128	+10% $101
Rent	-10% $78	-5% $116	+0% $154	+5% $193	+10% $231
Rate	-1.0pp $202	-0.5pp $178	base $154	+0.5pp $130	+1.0pp $105

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $94,000 Active 288 DOM
2. 2026-06-18
   days on market $94,000 Active 286 DOM
3. 2026-06-17
   days on market $94,000 Active 285 DOM
4. 2026-06-16
   days on market $94,000 Active 284 DOM
5. 2026-06-15
   days on market $94,000 Active 283 DOM
6. 2026-06-13
   days on market $94,000 Active 281 DOM
7. 2026-06-12
   days on market $94,000 Active 280 DOM
8. 2026-06-09
   days on market $94,000 Active 277 DOM
9. 2026-06-08
   days on market $94,000 Active 276 DOM
10. 2026-06-07
    days on market $94,000 Active 275 DOM
11. 2026-06-07
    days on market $94,000 Active 274 DOM
12. 2026-06-04
    days on market $94,000 Active 271 DOM
13. 2026-06-02
    days on market $94,000 Active 270 DOM
14. 2026-06-01
    days on market $94,000 Active 269 DOM
15. 2026-05-31
    days on market $94,000 Active 268 DOM
16. 2026-05-31
    days on market $94,000 Active 267 DOM
17. 2025-09-17
    price $94,000 204-char remark

    Show marketing remark (204 chars)

    MOVE IN READY 2 Bedroom 1 Bath Home. 1 Stall Attached Garage. Main Floor Laundry also with 2 bedrooms, bathroom, kitchen, and living room. Family room area in the basement along with a large storage room.

18. 2025-09-06
    listed $99,000 Active 204-char remark

    Show marketing remark (204 chars)

    MOVE IN READY 2 Bedroom 1 Bath Home. 1 Stall Attached Garage. Main Floor Laundry also with 2 bedrooms, bathroom, kitchen, and living room. Family room area in the basement along with a large storage room.

19. 2023-09-25
    soldstatus $92,500
20. 2023-09-22
    soldstatus $92,500 Closed 490-char remark

    Show marketing remark (490 chars)

    Don't let the size fool you! This home has everything you need if you're looking for a 2 bedroom home. Kitchen and bathroom have been updated and has newer stainless steel appliances. Laundry is currently enclosed in bedroom closet, but also has hookups in the basement. The basement has great usable dry space for family use and hobbies. Other updates include newer siding, central air, and breaker box. Easy care yard with simple landscaping and a deck on the back. Call for your showing!

21. 2023-08-22
    status Pending 490-char remark

    Show marketing remark (490 chars)

    Don't let the size fool you! This home has everything you need if you're looking for a 2 bedroom home. Kitchen and bathroom have been updated and has newer stainless steel appliances. Laundry is currently enclosed in bedroom closet, but also has hookups in the basement. The basement has great usable dry space for family use and hobbies. Other updates include newer siding, central air, and breaker box. Easy care yard with simple landscaping and a deck on the back. Call for your showing!

22. 2023-08-11
    historical 490-char remark

    Show marketing remark (490 chars)

    Don't let the size fool you! This home has everything you need if you're looking for a 2 bedroom home. Kitchen and bathroom have been updated and has newer stainless steel appliances. Laundry is currently enclosed in bedroom closet, but also has hookups in the basement. The basement has great usable dry space for family use and hobbies. Other updates include newer siding, central air, and breaker box. Easy care yard with simple landscaping and a deck on the back. Call for your showing!

23. 2023-08-07
    status Pending 490-char remark

    Show marketing remark (490 chars)

    Don't let the size fool you! This home has everything you need if you're looking for a 2 bedroom home. Kitchen and bathroom have been updated and has newer stainless steel appliances. Laundry is currently enclosed in bedroom closet, but also has hookups in the basement. The basement has great usable dry space for family use and hobbies. Other updates include newer siding, central air, and breaker box. Easy care yard with simple landscaping and a deck on the back. Call for your showing!

24. 2023-08-05
    historical 490-char remark

    Show marketing remark (490 chars)

    Don't let the size fool you! This home has everything you need if you're looking for a 2 bedroom home. Kitchen and bathroom have been updated and has newer stainless steel appliances. Laundry is currently enclosed in bedroom closet, but also has hookups in the basement. The basement has great usable dry space for family use and hobbies. Other updates include newer siding, central air, and breaker box. Easy care yard with simple landscaping and a deck on the back. Call for your showing!

25. 2023-07-31
    listed $95,000 Active 490-char remark

    Show marketing remark (490 chars)

    Don't let the size fool you! This home has everything you need if you're looking for a 2 bedroom home. Kitchen and bathroom have been updated and has newer stainless steel appliances. Laundry is currently enclosed in bedroom closet, but also has hookups in the basement. The basement has great usable dry space for family use and hobbies. Other updates include newer siding, central air, and breaker box. Easy care yard with simple landscaping and a deck on the back. Call for your showing!

26. 2019-07-31
    soldstatus $43,000
27. 2016-06-29
    soldstatus $42,500
28. 2013-05-10
    soldstatus $28,000

ⓘ 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: $946 · $79/mo
• Projected year-2 tax: $1,211 · $101/mo
• Expected delta: +$265/yr (+$22/mo · 28.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $11,625
• − Mortgage interest: −$5,265
• − Property taxes: −$946
• − Insurance: −$470
• − Repairs & maintenance: −$930
• − Management: −$930
• − Depreciation: −$2,735
• Taxable income: $349
• Est. tax owed @ 24.0%: −$84
• After-tax cash flow: $1,769/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: Agwsr Community School District
• NCES district ID: 1903060
• Math proficiency: 60% ▼ -9.00%
• Reading proficiency: 69% ▼ -1.00%
• Median HH income: $51,863
• Composite: 54.95/100
• National rank: #1304
• State rank: #198 of 289 in IA

Livability — Ackley

• Score: 70/100
• State rank: #377
• US rank: #7968

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ackley, IA
• Population (ZIP): 2,377

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 17,474 people
• By 2030: 17,369 · -0.6%
• By 2040: 17,018 · -2.6%
• By 2050: 16,454 · -5.8%
• By 2075: 14,665 · -16.1%
• By 2100: 12,404 · -29.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 4% Iranian 3% Slovak 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+38.4) · D 30.3% · R 68.7% · Other 1.1%
• 2008→2024 swing: -39.3pp toward R · 2008: 0.9pp · 2024: -38.4pp
• All cycles: 2024: R+38.4 2020: R+32.0 2016: R+29.2 2012: R+7.1 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.83%
• Current HPI: 154.031
• 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

+235.7% since first listed

12 events — show timeline

• 2025-09-17 Price Changed $94,000 Greater Mason BOR
• 2025-09-06 Listed $99,000 Greater Mason BOR
• 2023-09-25 Sold (Public Records) $92,500 Public Records
• 2023-09-22 Sold (MLS) $92,500 IAR
• 2023-08-22 Pending — IAR
• 2023-08-11 Delisted — IAR
• 2023-08-07 Pending — IAR
• 2023-08-05 Delisted — IAR
• 2023-07-31 Listed $95,000 IAR
• 2019-07-31 Sold (Public Records) $43,000 Public Records
• 2016-06-29 Sold (Public Records) $42,500 Public Records
• 2013-05-10 Sold (Public Records) $28,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $946 · -2.1% YoY. Source: county tax records.