Real Estate Investing in Harpers Ferry, Iowa (52146)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 52146 (Harpers Ferry, IA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 65.1% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 29.5 — hard to cash-flow at these prices.
• 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 Harpers Ferry, IA (52146)?
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Market Analysis: 52146 Harpers Ferry
ZIP 52146 inside Allamakee County looks affordable on the surface — median value of $306K — but the discount exists for reasons that a careful buyer should understand before committing.
Rent of $864/mo on a $306K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 52146 sits below the stated 0.0% once reality is priced in.
On balance, 52146 offers a low basis, the region around Harpers Ferry has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 52146 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.
The 52146 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Harpers Ferry:
Property Strategy for 52146
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $250,451 | $960 | 2.8% | +9.1% | $125,226 |
| 3BR | $335,881 | $1,290 | 2.8% | +7.7% | $111,960 |
Market Trends
Home Value History (with trend line)
📊 How Does 52146 Compare?
| Metric | 52146 | Harpers Ferry | Iowa |
|---|---|---|---|
| Home Value | $306,197 | $306,197 | $227,232 |
| 5-Year CAGR | 7.8% | 7.8% | 6.0% |
| Avg Rent | $864 | $864 | - |
| Cap Rate | 2.2% | 2.2% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 52146 (Harpers Ferry, IA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $306,197 |
| Monthly Rent | $864 |
| Price-to-Rent | 29.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 10.0% |
📈 Home Appreciation
| 1-Year | +10.6% ▲ |
| 3-Year CAGR | +7.5% ▲ |
| 5-Year CAGR | +7.8% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 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 (2.2%). 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 52146
Population: 815
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
Is Harpers Ferry in IA worth investing in?
Harpers Ferry, IA scores 3.0/5 for investability. Home values sit at $306K and rents near $864/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Do landlords face vacancy issues in Harpers Ferry, IA?
Harpers Ferry, IA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is Harpers Ferry, IA landlord-friendly?
The landlord environment in Harpers Ferry, IA is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Does house hacking work in Harpers Ferry, IA?
For house hackers, Harpers Ferry, IA is a challenging. The $864/mo rent on a unit helps defray the mortgage on a $306K property.
How strong are rents in Harpers Ferry, IA?
Expect rents around $864/mo per month in Harpers Ferry, IA. With home values at $306K, the yield math works out to reasonable levels for rental investors.
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