Real Estate Investing in Beaman, Iowa (50609)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 50609 (Beaman, IA)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• 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 Beaman, IA (50609)?
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Market Analysis: 50609 Beaman
Not every below-median market is a bargain. Beaman's 50609 ZIP posts signals that favor experienced operators who can absorb the risk $221K pricing implies.
Rent of $828/mo on a $221K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 50609 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Beaman have seen price recovery that 50609 has not matched. Grundy County data supports the view that the spread is structural rather than temporary.
The 50609 ZIP's population of 370 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
Strategy in 50609 is an operator game, not a passive one. Turning to rents, entry prices of $221K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Beaman:
Market Trends
Home Value History (with trend line)
📊 How Does 50609 Compare?
| Metric | 50609 | Beaman | Waterloo-Cedar Falls, IA | Iowa |
|---|---|---|---|---|
| Home Value | $220,681 | $220,681 | N/A | $227,232 |
| 5-Year CAGR | 7.9% | 7.9% | N/A | 6.0% |
| Avg Rent | $828 | $828 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 50609 (Beaman, IA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $220,681 |
| Monthly Rent | $828 |
| Price-to-Rent | 22.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 10.8% |
📈 Home Appreciation
| 1-Year | +8.8% ▲ |
| 3-Year CAGR | +8.5% ▲ |
| 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 (2.9%). 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 50609
Population: 370
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
How expensive is real estate in Beaman, IA?
The median home value in Beaman, IA is roughly $221K. That puts it reasonable relative to the IA statewide average.
What real estate strategy is ideal for Beaman, IA?
Beaman, IA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($221K prices, $828/mo rents) make it a reasonable choice.
Is rental property easy to operate in Beaman, IA?
Landlord-friendliness in Beaman, IA is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Does a duplex house hack pencil in Beaman, IA?
For house hackers, Beaman, IA is a challenging. The $828/mo rent on a unit helps defray the mortgage on a $221K property.
How high is vacancy risk in Beaman, IA?
Vacancy risk in Beaman, IA is elevated. That supports measured cash flow for typical rental holds.
You know 50609 now. You don’t know where it ranks.
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How 50609 ranks in Waterloo-Cedar Falls, IA
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