301 NE C St · Melcher-Dallas, IA 50062

$100,000

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 111 Days on market

Built 2005 0.33 ac lot $77/sqft · 38% below area Est $161k · 38% under

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Why this score? — see what drove the B- 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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.6/10.0
• Appreciation +5.4/10.0
• Schools +4.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don't miss this great opportunity to own a 3 bedroom, 2 bath home located on a corner lot of a small rural town. Nice size front deck and a storage building for added convenience. Potential abounds! Call for your personal showing!

Key facts

• Front deck
• Storage building
• Corner lot

Tags

• CORNER LOT
• FRONT DECK
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Melcher-Dallas Community School District (rural): math 51% / reading 63% proficiency, ranked #259 of 289 in IA (top 90%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 7 active listings in the ZIP; 122 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($691 loan paydown + $771 appreciation (0.8% local appreciation)).
• Marion County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $100k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.01%
• DSCR: 1.31
• GRM: 7.9

CMA / ARV

• ARV (median comp): $161,479
• List price: $100,000
• Delta: -38.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 Jackson St	0.29mi	3/2.0	1,296 (0%)	1mo	$86,900	$67	85
604 Garfield St	0.19mi	4/2.0 (+1)	1,272 (-2%)	18mo	$210,000	$165	68
801 Walnut St	0.43mi	3/1.0	1,264 (-2%)	6mo	$164,900	$130	67
315 SW 1st St	0.57mi	3/1.5	1,374 (+6%)	1mo	$161,000	$117	60
516 SE 1st St	0.69mi	3/2.0	1,304 (+1%)	12mo	$167,000	$128	57
110 NW 1st St	0.31mi	3/2.0	1,116 (-14%)	8mo	$158,000	$142	56
102 Church St	0.40mi	3/1.0	1,377 (+6%)	18mo	$55,000	$40	52
212 NW 2nd St	0.30mi	3/1.0	1,182 (-9%)	20mo	$105,000	$89	51
104 W Spring Rd	0.43mi	4/1.0 (+1)	1,457 (+12%)	3mo	$177,000	$121	48
502 SW Main St	0.63mi	3/3.0	1,136 (-12%)	2mo	$177,000	$156	44
102 W Spring Rd	0.41mi	3/1.0	1,144 (-12%)	18mo	$182,000	$159	42
206 NE 2nd St	0.48mi	4/1.0 (+1)	1,387 (+7%)	19mo	$175,000	$126	41

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

Projected returns pro-forma

0.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.40×
• Total profit: $11,186
• Equity at exit: $32,954

10-year hold

• IRR: 12.2%
• Equity multiple: 2.45×
• Total profit: $40,606
• Equity at exit: $42,891

Cash invested: $28,000 (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 50062

• Home prices YoY: 0.5%
• Active inventory: 7
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,061 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$108 /mo · $1,300/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $164

Break-even live

Break-even rent $854

Max offer price $100,000

Occupancy floor 80%

Sensitivity live

Price	-10% $220	-5% $192	+0% $164	+5% $135	+10% $107
Rent	-10% $80	-5% $122	+0% $164	+5% $206	+10% $247
Rate	-1.0pp $214	-0.5pp $189	base $164	+0.5pp $138	+1.0pp $111

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $100,000 Active 111 DOM
2. 2026-06-18
   days on market $100,000 Active 110 DOM
3. 2026-06-17
   days on market $100,000 Active 109 DOM
4. 2026-06-16
   days on market $100,000 Active 108 DOM
5. 2026-06-15
   days on market $100,000 Active 107 DOM
6. 2026-06-14
   days on market $100,000 Active 105 DOM
7. 2026-06-12
   days on market $100,000 Active 104 DOM
8. 2026-06-09
   days on market $100,000 Active 101 DOM
9. 2026-06-08
   days on market $100,000 Active 100 DOM
10. 2026-06-07
    days on market $100,000 Active 99 DOM
11. 2026-06-05
    days on market $100,000 Active 97 DOM
12. 2026-06-03
    days on market $100,000 Active 95 DOM
13. 2026-06-02
    days on market $100,000 Active 94 DOM
14. 2026-06-01
    days on market $100,000 Active 93 DOM
15. 2026-05-31
    days on market $100,000 Active 92 DOM
16. 2026-05-30
    days on market $100,000 Active 91 DOM
17. 2026-02-27
    listed $100,000 Active 231-char remark

    Show marketing remark (231 chars)

    Don't miss this great opportunity to own a 3 bedroom, 2 bath home located on a corner lot of a small rural town. Nice size front deck and a storage building for added convenience. Potential abounds! Call for your personal showing!

18. 2022-09-19
    soldstatus $50,000
19. 2009-08-10
    soldstatus $70,000
20. 2005-06-22
    soldstatus $8,500
21. 2005-03-03
    soldstatus $8,500

ⓘ 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: $1,300 · $108/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: +$135/yr (+$11/mo · 10.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,730
• − Mortgage interest: −$5,602
• − Property taxes: −$1,300
• − Insurance: −$500
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$2,909
• Taxable income: $383
• Est. tax owed @ 24.0%: −$92
• After-tax cash flow: $1,872/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: Melcher-Dallas Community School District
• NCES district ID: 1918960
• Math proficiency: 51% ▲ 6.00%
• Reading proficiency: 63% ▲ 13.00%
• Median HH income: $43,108
• Composite: 47.88/100
• National rank: #2215
• State rank: #259 of 289 in IA

Livability — Melcher-Dallas

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Melcher-Dallas, IA
• City population: 1,502
• Population (ZIP): 833

Population outlook (Marion County) Hauer SSP2

• Today (2025): 32,883 people
• By 2030: 32,685 · -0.6%
• By 2040: 31,892 · -3.0%
• By 2050: 30,691 · -6.7%
• By 2075: 27,610 · -16.0%
• By 2100: 23,851 · -27.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Iranian 4% Italian 2% Portuguese 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+37.8) · D 30.4% · R 68.2% · Other 1.4%
• 2008→2024 swing: -27.0pp toward R · 2008: -10.8pp · 2024: -37.8pp
• All cycles: 2024: R+37.8 2020: R+33.7 2016: R+31.2 2012: R+13.3 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.77%
• Current HPI: 144.0064
• 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

+1076.5% since first listed

5 events — show timeline

• 2026-02-27 Listed $100,000 DMMLS
• 2022-09-19 Sold (Public Records) $50,000 Public Records
• 2009-08-10 Sold (Public Records) $70,000 Public Records
• 2005-06-22 Sold (Public Records) $8,500 Public Records
• 2005-03-03 Sold (Public Records) $8,500 Public Records

Property tax history

-2.0%/yr

Latest (2025): $1,300 · +3.5% YoY. Source: county tax records.