Real Estate Investing in West Union, Iowa (52175)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 52175 (West Union, 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: 15.1% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in West Union, IA (52175)?
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Market Analysis: 52175 West Union
The 52175 ZIP in West Union, IA is a local-operator market. Outside capital chasing a $180K entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 52175 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in West Union have seen price recovery that 52175 has not matched. Fayette County data supports the view that the spread is structural rather than temporary.
Demographically, 52175 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 52175 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 West Union:
Property Strategy for 52175
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $110,206 | $950 | 6.2% | +6.3% | $55,103 |
| 3BR | $166,730 | $1,250 | 5.4% | +6.0% | $55,577 |
| 4BR | $222,287 | $1,490 | 4.8% | +6.8% | $55,572 |
| 5BR | $295,450 | — | — | — | $59,090 |
Market Trends
Home Value History (with trend line)
📊 How Does 52175 Compare?
| Metric | 52175 | West Union | Iowa |
|---|---|---|---|
| Home Value | $179,907 | $179,907 | $227,232 |
| 5-Year CAGR | 6.4% | 6.4% | 6.0% |
| Avg Rent | $855 | $855 | - |
| Cap Rate | 3.7% | 3.7% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 52175 (West Union, IA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $179,907 |
| Monthly Rent | $855 |
| Price-to-Rent | 17.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 10.1% |
📈 Home Appreciation
| 1-Year | +9.9% ▲ |
| 3-Year CAGR | +5.8% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 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 (3.7%). 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 52175
Population: 3,300
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
🎓 Schools in 52175
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,930 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What price range are homes in West Union, IA?
Median home price in West Union, IA is near $180K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
Are tenants stable in West Union, IA?
West Union, IA draws a stable base of working renters. Demand at the $855/mo rent level is reasonable for standard single-family and small multi rentals.
Does West Union, IA favor landlords or tenants?
Rental owners in West Union, IA deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
Is West Union, IA a good place for real estate investing?
Yes - West Union, IA a 3.0/5 investability score. With $180K home prices against $855/mo monthly rent, the market delivers a reasonable entry point for new investors.
How much do tenants pay in West Union, IA?
Expect rents around $855/mo per month in West Union, IA. With home values at $180K, the yield math works out to reasonable levels for rental investors.
You know 52175 now. You don’t know where it ranks.
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