503 Main St E · Grand Junction, IA 50107

$110,000

4 bd · 1.5 ba · 1,912 sqft · SingleFamily public records · 56 Days on market

Built 1917 0.27 ac lot $58/sqft · 26% below area Est $148k · 26% under

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Why this score? — see what drove the A- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Appreciation +6.5/10.0
• Schools +5.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out this 4 Bed, 1.5 Bath home located in the quiet community of Grand Junction. Close to the local shops, this home has it all. Inside you'll see lots of beautiful wood features and a large living room with bedrooms upstairs you'll have plenty of space to spread out. New roof in 2021 and newer breaker box give you peace of mind for years to come. Outside you'll find a large front porch and 5 car garage perfect for hobbies or storage all this and an extra lot. Call today for a showing!

Key facts

• Extra lot
• Large front porch
• Newer breaker box

Tags

• LARGE FRONT PORCH
• NEW ROOF
• NEWER BREAKER BOX
• EXTRA LOT

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#756 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Greene County Community School District (town): math 58% / reading 67% proficiency, ranked #223 of 289 in IA (top 77%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 7 active listings in the ZIP; 15 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• Greene County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $110k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.31% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.91%
• DSCR: 1.66
• GRM: 6.4

CMA / ARV

• ARV (median comp): $148,305
• List price: $110,000
• Delta: -25.83%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 2nd St E	0.59mi	5/3.0 (+1)	2,086 (+9%)	19mo	$423,900	$203	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.22×
• Total profit: $37,681
• Equity at exit: $49,508

10-year hold

• IRR: 22.6%
• Equity multiple: 4.25×
• Total profit: $99,976
• Equity at exit: $76,334

Cash invested: $30,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Iowa: 83 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; mostly landlord-friendly statewide.

Methodology + full state rankings →

ZIP-level market 50107

• Home prices YoY: 1.9%
• Active inventory: 7
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,437 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$130 /mo · $1,562/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $383

Break-even live

Break-even rent $953

Max offer price $110,000

Occupancy floor 68%

Sensitivity live

Price	-10% $445	-5% $414	+0% $383	+5% $351	+10% $320
Rent	-10% $269	-5% $326	+0% $383	+5% $439	+10% $496
Rate	-1.0pp $438	-0.5pp $411	base $383	+0.5pp $354	+1.0pp $325

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   status $110,000 Pending 56 DOM
2. 2026-06-18
   days on market $110,000 Active 56 DOM
3. 2026-06-17
   days on market $110,000 Active 55 DOM
4. 2026-06-16
   days on market $110,000 Active 54 DOM
5. 2026-06-15
   days on market $110,000 Active 53 DOM
6. 2026-06-13
   days on market $110,000 Active 51 DOM
7. 2026-06-12
   days on market $110,000 Active 50 DOM
8. 2026-06-09
   days on market $110,000 Active 47 DOM
9. 2026-06-08
   days on market $110,000 Active 46 DOM
10. 2026-06-07
    days on market $110,000 Active 45 DOM
11. 2026-06-07
    days on market $110,000 Active 44 DOM
12. 2026-06-04
    days on market $110,000 Active 41 DOM
13. 2026-06-02
    days on market $110,000 Active 40 DOM
14. 2026-06-01
    status $110,000 Active 39 DOM
15. 2026-04-19
    listed $110,000 Active 495-char remark

    Show marketing remark (495 chars)

    Check out this 4 Bed, 1.5 Bath home located in the quiet community of Grand Junction. Close to the local shops, this home has it all. Inside you'll see lots of beautiful wood features and a large living room with bedrooms upstairs you'll have plenty of space to spread out. New roof in 2021 and newer breaker box give you peace of mind for years to come. Outside you'll find a large front porch and 5 car garage perfect for hobbies or storage all this and an extra lot. Call today for a showing!

16. 2018-06-01
    soldstatus $60,000
17. 2016-05-27
    soldstatus $53,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IA · Partial reset (capped growth)

• Current annual tax: $1,562 · $130/mo
• Projected year-2 tax: $1,644 · $137/mo
• Expected delta: +$82/yr (+$7/mo · 5.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,248
• − Mortgage interest: −$6,162
• − Property taxes: −$1,562
• − Insurance: −$550
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$3,200
• Taxable income: $3,014
• Est. tax owed @ 24.0%: −$723
• After-tax cash flow: $3,868/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Greene County Community School District
• NCES district ID: 1915210
• Math proficiency: 58% ▼ -6.00%
• Reading proficiency: 67% ▲ 2.00%
• Median HH income: $46,051
• Composite: 52.74/100
• National rank: #1548
• State rank: #223 of 289 in IA

Livability — Grand Junction

• Score: 61/100
• State rank: #756
• US rank: #17389

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment F Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Junction, IA
• Population (ZIP): 791

Population outlook (Greene County) Hauer SSP2

• Today (2025): 8,361 people
• By 2030: 8,090 · -3.2%
• By 2040: 7,607 · -9.0%
• By 2050: 7,186 · -14.1%
• By 2075: 6,528 · -21.9%
• By 2100: 5,799 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6%
• Common ancestry: Serbian 5% Portuguese 3% Lithuanian 2%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+33.0) · D 32.9% · R 65.9% · Other 1.2%
• 2008→2024 swing: -33.4pp toward R · 2008: 0.5pp · 2024: -33.0pp
• All cycles: 2024: R+33.0 2020: R+28.8 2016: R+23.8 2012: R+0.1 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.01%
• Current HPI: 157.4103
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.48%
• F500 in state: 4

Industry mix (Fortune 500 HQ in IA)

Industry	F500 HQs	Revenue
▸Financial Services	1	$16B
▸Retail / Convenience	1	$15B

Price history

+107.5% since first listed

3 events — show timeline

• 2026-04-19 Listed $110,000 IAR
• 2018-06-01 Sold (Public Records) $60,000 Public Records
• 2016-05-27 Sold (Public Records) $53,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $1,562 · -1.4% YoY. Source: county tax records.