Real Estate Investing in Nichols, Iowa (52766)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 52766 (Nichols, 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: 13.6% 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 Nichols, IA (52766)?
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Market Analysis: 52766 Nichols
The 52766 ZIP in Nichols, IA is a local-operator market. Outside capital chasing a $206K entry has to pair deep knowledge with the discount.
From an investor standpoint, the numbers look inviting — $206K purchase price, 0.0% nominal cap — the work to hit that pro forma in 52766 is substantial and deserves full respect.
Stepping back, 52766 offers a low basis, the region around Nichols has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A durable renter share of 10% in 52766 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 52766 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 Nichols:
Market Trends
Home Value History (with trend line)
📊 How Does 52766 Compare?
| Metric | 52766 | Nichols | Muscatine, IA | Iowa |
|---|---|---|---|---|
| Home Value | $205,631 | $205,631 | N/A | $227,232 |
| 5-Year CAGR | 5.8% | 5.8% | N/A | 6.0% |
| Avg Rent | $900 | $900 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 52766 (Nichols, IA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $205,631 |
| Monthly Rent | $900 |
| Price-to-Rent | 19.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.4% |
| 5-Year IRR | 9.2% |
📈 Home Appreciation
| 1-Year | +9.0% ▲ |
| 3-Year CAGR | +6.1% ▲ |
| 5-Year CAGR | +5.8% ▲ |
| 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 (3.4%). 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 52766
Population: 772
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
Does Nichols, IA make sense for an investment property?
With a 3.0/5 investability score, Nichols, IA ranks as a solid market for rental property investors. Median prices of $206K and rents of $900/mo drive the underlying numbers.
What are home prices like in Nichols, IA?
The median home value in Nichols, IA is roughly $206K. That puts it reasonable relative to the IA statewide average.
Are there empty rentals in Nichols, IA?
Nichols, IA sees elevated vacancy, which is reasonable relative to the broader IA rental market.
Is Nichols, IA good for landlords?
For rental operators, Nichols, IA rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
How strong are rents in Nichols, IA?
The typical rental in Nichols, IA commands about $900/mo monthly. That rent profile measured cash flow against the $206K purchase basis.
You know 52766 now. You don’t know where it ranks.
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How 52766 ranks in Muscatine, IA
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