Real Estate Investing in Waterville, Iowa (52170)
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Should you buy in 52170 (Waterville, 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 price-to-rent: Price-to-rent ratio 30.9 — 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 Waterville, IA (52170)?
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Market Analysis: 52170 Waterville
Not every below-median market is a bargain. Waterville's 52170 ZIP comes in at signals that favor experienced operators who can absorb the risk $320K pricing implies.
For an experienced owner, 52170 can be a a strong candidate for hunting ground — but the discount at $320K reflects genuine risk that outside investors often underestimate.
Regionally, 52170 sits on the difficult end of the IA spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 52170 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.
seems to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Waterville:
Market Trends
Home Value History (with trend line)
📊 How Does 52170 Compare?
| Metric | 52170 | Waterville | Iowa |
|---|---|---|---|
| Home Value | $320,294 | $320,294 | $227,232 |
| 5-Year CAGR | 7.5% | 7.5% | 6.0% |
| Avg Rent | $864 | $864 | - |
| Cap Rate | 2.1% | 2.1% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 52170 (Waterville, IA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $320,294 |
| Monthly Rent | $864 |
| Price-to-Rent | 30.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 9.6% |
📈 Home Appreciation
| 1-Year | +11.8% ▲ |
| 3-Year CAGR | +7.0% ▲ |
| 5-Year CAGR | +7.5% ▲ |
| 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 (2.1%). 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 52170
Population: 527
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 do landlord-tenant laws work in Waterville, IA?
Landlord-friendliness in Waterville, IA is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What is the smart move for investors in Waterville, IA?
A careful cash-flow rentals with hands-on management strategy Waterville, IA best. The market produces consistent results for that approach at the $320K price point.
Are renters plentiful in Waterville, IA?
The tenant pool in Waterville, IA is solid, supported by local employment and population fundamentals. Rents of $864/mo are well-absorbed by the market.
Is Waterville, IA a good market for buy-and-hold investors?
Waterville, IA scores 3.0/5 for investability. Home values sit at $320K and rents near $864/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How expensive is real estate in Waterville, IA?
In Waterville, IA the median home value sits at $320K. Against the broader IA market, that reads as reasonable for most investors.
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