133 N Main St · Protivin, IA 52163

$125,000

2 bd · 1.0 ba · 938 sqft · SingleFamily public records · 35 Days on market

Built 1960

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Why this score? — see what drove the D 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 +9.5/30.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• Appreciation +6.0/10.0
• Livability +3.1/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks

Move in ready house for sale in Protivin, IA ?? Features: 2bed 1bath Attached 1 car garage Open space concept between kitchen, living room, and dining room Freshly remodeled bathroom New appliances Custom built cabinets Newly poured patio Spacious backyard Unfinished basement

Key facts

• Open space concept
• Spacious backyard
• Newly poured patio

Tags

• OPEN SPACE CONCEPT
• FRESHLY REMODELED BATHROOM
• NEW APPLIANCES
• CUSTOM BUILT CABINETS
• NEWLY POURED PATIO
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (29.8% below list).
• Recommended offer: $88k (29.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#736 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Turkey Valley Community School District (rural): math 71% / reading 78% proficiency, ranked #82 of 289 in IA (top 28%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Turkey Valley Elementary School (math 92% / reading 82%, grade A+, #16 of 616 statewide, top 3%, 192 students, 36% FRL); Turkey Valley Jr-Sr High School (math 62% / reading 77%, grade B, #152 of 336 statewide, top 52%, 183 students, 38% FRL) — zoned schools average 37% FRL vs 16% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 2 active listings in the ZIP; 8 units permitted in Howard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($864 loan paydown + $3k appreciation (2.0% local appreciation)).
• Howard County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $125k implies a 525% gain — meaningful room to come down on a strong offer.

Recommended offer $87,731 (29.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.96%
• DSCR: 0.87
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $66,598
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 Bridge Ave	0.23mi	3/1.0 (+1)	1,055 (+12%)	21mo	$75,000	$71	46

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

Projected returns pro-forma

2.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.7%
• Equity multiple: 1.09×
• Total profit: $3,128
• Equity at exit: $49,406

10-year hold

• IRR: 5.7%
• Equity multiple: 1.77×
• Total profit: $27,091
• Equity at exit: $71,224

Cash invested: $35,000 (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 52163

• Home prices YoY: 1.8%
• Active inventory: 2
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $877 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$72 /mo · $862/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $-86

Break-even live

Break-even rent $987

Max offer price $109,745

Occupancy floor —

Sensitivity live

Price	-10% $-16	-5% $-51	+0% $-86	+5% $-122	+10% $-157
Rent	-10% $-156	-5% $-121	+0% $-86	+5% $-52	+10% $-17
Rate	-1.0pp $-23	-0.5pp $-55	base $-86	+0.5pp $-119	+1.0pp $-152

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-17
   status $125,000 Under Contract 35 DOM
2. 2026-06-16
   days on market $125,000 Active 35 DOM
3. 2026-06-15
   days on market $125,000 Active 34 DOM
4. 2026-06-13
   days on market $125,000 Active 32 DOM
5. 2026-06-12
   days on market $125,000 Active 31 DOM
6. 2026-06-09
   days on market $125,000 Active 28 DOM
7. 2026-06-08
   days on market $125,000 Active 27 DOM
8. 2026-06-07
   days on market $125,000 Active 26 DOM
9. 2026-06-07
   days on market $125,000 Active 25 DOM
10. 2026-06-04
    days on market $125,000 Active 22 DOM
11. 2026-06-02
    days on market $125,000 Active 21 DOM
12. 2026-06-01
    days on market $125,000 Active 20 DOM
13. 2026-05-31
    days on market $125,000 Active 19 DOM
14. 2026-05-31
    days on market $125,000 Active 18 DOM
15. 2026-05-12
    listed $125,000 Active 284-char remark
16. 1997-05-28
    soldstatus $20,000

ⓘ 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: $862 · $72/mo
• Projected year-2 tax: $1,412 · $118/mo
• Expected delta: +$550/yr (+$46/mo · 63.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥98°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: $10,528
• − Mortgage interest: −$7,002
• − Property taxes: −$862
• − Insurance: −$625
• − Repairs & maintenance: −$842
• − Management: −$842
• − Depreciation: −$3,636
• Taxable loss: −$3,282
• Est. tax savings @ 24.0%: +$788
• After-tax cash flow: $-249/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: Turkey Valley Community School District
• NCES district ID: 1928110
• Math proficiency: 71% ▲ 6.00%
• Reading proficiency: 78% ▲ 13.00%
• Median HH income: $48,496
• Composite: 62.93/100
• National rank: #657
• State rank: #82 of 289 in IA

Livability — Protivin

• Score: 62/100
• State rank: #736
• US rank: #16963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Protivin, IA
• Population (ZIP): 354

Population outlook (Howard County) Hauer SSP2

• Today (2025): 8,964 people
• By 2030: 8,668 · -3.3%
• By 2040: 8,056 · -10.1%
• By 2050: 7,388 · -17.6%
• By 2075: 6,121 · -31.7%
• By 2100: 4,792 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 12% Hispanic / Latino 5% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 12% Italian 1% Iranian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 5% Russian/Polish/Slavic 2%

Political lean MEDSL · Howard

• 2024 margin: Solid R (+31.8) · D 33.5% · R 65.3% · Other 1.3%
• 2008→2024 swing: -57.6pp toward R · 2008: 25.8pp · 2024: -31.8pp
• All cycles: 2024: R+31.8 2020: R+27.3 2016: R+20.8 2012: D+21.1 2008: D+25.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.01%
• Current HPI: 111.7472
• 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

+525.0% since first listed

3 events — show timeline

• 2026-06-16 Pending — FSBO.com
• 2026-05-12 Listed $125,000 FSBO.com
• 1997-05-28 Sold (Public Records) $20,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $862 · +1.4% YoY. Source: county tax records.