Real Estate Investing in Menlo, Iowa (50164)
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Should you buy in 50164 (Menlo, IA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 18.4% of homes vacant — above national norms.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Menlo, IA (50164)?
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Market Analysis: 50164 Menlo
Not every below-median market is a bargain. Menlo's 50164 ZIP comes in at signals that favor experienced operators who can absorb the risk $228K pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 50164 stands at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
On balance, 50164 offers a low basis, the region around Menlo has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 50164 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Strategy in 50164 is an operator game, not a passive one. On balance, entry prices of $228K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Menlo:
Market Trends
Home Value History (with trend line)
📊 How Does 50164 Compare?
| Metric | 50164 | Menlo | Des Moines-West Des Moines, IA | Iowa |
|---|---|---|---|---|
| Home Value | $227,986 | $227,986 | N/A | $227,232 |
| 5-Year CAGR | 7.9% | 7.9% | N/A | 6.0% |
| Avg Rent | $927 | $927 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 50164 (Menlo, IA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $227,986 |
| Monthly Rent | $927 |
| Price-to-Rent | 20.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 11.1% |
📈 Home Appreciation
| 1-Year | +16.5% ▲ |
| 3-Year CAGR | +9.3% ▲ |
| 5-Year CAGR | +7.9% ▲ |
| 10-Year CAGR | N/A |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.2%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 50164
Population: 677
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
Frequently Asked Questions
What do landlords charge for rent in Menlo, IA?
Expect rents around $927/mo per month in Menlo, IA. With home values at $228K, the yield math works out to reasonable levels for rental investors.
How high is vacancy risk in Menlo, IA?
Vacancy risk in Menlo, IA is elevated. That supports stable cash flow for typical rental holds.
What real estate strategy is ideal for Menlo, IA?
For Menlo, IA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
What is it like being a landlord in Menlo, IA?
IA law landlord-friendly for landlords, and Menlo inherits those rules. Investors should still review local ordinances for rental licensing.
What is the renter demographic in Menlo, IA?
Menlo, IA offers a stable renter base at the $927/mo rent level. Tenant turnover is reasonable for well-managed properties.
You know 50164 now. You don’t know where it ranks.
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How 50164 ranks in Des Moines-West Des Moines, IA
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