107 Orchard St · Donnellson, IA 52625

$125,000

2 bd · 1.5 ba · 2,030 sqft · SingleFamily public records · 125 Days on market

Built 1975 10,454 sqft lot $62/sqft · 47% below area Est $147k · 15% under ↓ 7% since listing

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Why this score? — see what drove the C- 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).

• ARV discount +14.3/15.0
• Cash flow +10.9/30.0
• Schools +6.1/10.0
• Appreciation +5.0/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover this spacious ranch-style home conveniently located in the heart of Donnellson. The home offers two bedrooms, including a full bath, a ¾ bath with main-floor laundry, a half bath in one of the bedrooms, and an additional quarter bath in the basement. Enter through the attached two-car garage into a generous family room, perfect for gathering and everyday living. Just off the family room, you’ll find a cozy sunroom that adds charm and natural light. With a little vision and updating, this property presents a wonderful opportunity to create your dream home.

Key facts

• Main floor laundry
• Ranch style home
• Cozy sunroom

Tags

• RANCH STYLE HOME
• MAIN FLOOR LAUNDRY
• ATTACHED TWO CAR GARAGE
• COZY SUNROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-54 ($-653/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (14.7% below list).
• Recommended offer: $107k (14.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#457 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: health & safety C-, employment D+, amenities F.
• Central Lee Community School District (rural): math 69% / reading 75% proficiency, ranked #107 of 289 in IA (top 37%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 13 active listings in the ZIP; 15 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• Lee County population projected at -15% 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Recommended offer $106,626 (14.7% 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 125 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.85% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.87%
• DSCR: 0.92
• GRM: 9.8

CMA / ARV

• ARV (median comp): $147,441
• List price: $125,000
• Delta: -15.22%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Park St	0.25mi	2/2.0	2,128 (+5%)	13mo	$192,000	$90	67
504 University St	0.41mi	3/2.0 (+1)	1,965 (-3%)	21mo	$125,000	$64	51

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

Projected returns pro-forma

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

5-year hold

• IRR: 5.8%
• Equity multiple: 1.33×
• Total profit: $11,628
• Equity at exit: $56,205

10-year hold

• IRR: 8.8%
• Equity multiple: 2.32×
• Total profit: $46,323
• Equity at exit: $86,619

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 52625

• Active inventory: 13
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,066 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$189 /mo · $2,270/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $-54

Break-even live

Break-even rent $1,135

Max offer price $115,387

Occupancy floor —

Sensitivity live

Price	-10% $16	-5% $-19	+0% $-54	+5% $-90	+10% $-125
Rent	-10% $-139	-5% $-97	+0% $-54	+5% $-12	+10% $30
Rate	-1.0pp $9	-0.5pp $-23	base $-54	+0.5pp $-87	+1.0pp $-120

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 17 events

1. 2026-06-18
   days on market $125,000 Active 125 DOM
2. 2026-06-17
   days on market $125,000 Active 124 DOM
3. 2026-06-16
   days on market $125,000 Active 123 DOM
4. 2026-06-15
   days on market $125,000 Active 122 DOM
5. 2026-06-13
   days on market $125,000 Active 120 DOM
6. 2026-06-12
   days on market $125,000 Active 119 DOM
7. 2026-06-09
   days on market $125,000 Active 116 DOM
8. 2026-06-08
   days on market $125,000 Active 115 DOM
9. 2026-06-07
   days on market $125,000 Active 114 DOM
10. 2026-06-07
    days on market $125,000 Active 113 DOM
11. 2026-06-04
    days on market $125,000 Active 110 DOM
12. 2026-06-02
    days on market $125,000 Active 109 DOM
13. 2026-06-01
    days on market $125,000 Active 108 DOM
14. 2026-05-31
    days on market $125,000 Active 107 DOM
15. 2026-05-31
    days on market $125,000 Active 106 DOM
16. 2026-04-03
    price $140,000 583-char remark

    Show marketing remark (583 chars)

    Discover this spacious ranch-style home conveniently located in the heart of Donnellson. The home offers two bedrooms, including a full bath, a ¾ bath with main-floor laundry, a half bath in one of the bedrooms, and an additional quarter bath in the basement. Enter through the attached two-car garage into a generous family room, perfect for gathering and everyday living. Just off the family room, you’ll find a cozy sunroom that adds charm and natural light. With a little vision and updating, this property presents a wonderful opportunity to create your dream home.

17. 2026-02-13
    listed $150,000 Active 583-char remark

    Show marketing remark (583 chars)

    Discover this spacious ranch-style home conveniently located in the heart of Donnellson. The home offers two bedrooms, including a full bath, a ¾ bath with main-floor laundry, a half bath in one of the bedrooms, and an additional quarter bath in the basement. Enter through the attached two-car garage into a generous family room, perfect for gathering and everyday living. Just off the family room, you’ll find a cozy sunroom that adds charm and natural light. With a little vision and updating, this property presents a wonderful opportunity to create your dream home.

ⓘ 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: $2,270 · $189/mo
• Projected year-2 tax: $2,270 · $189/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥106°F today · 16 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: $12,795
• − Mortgage interest: −$7,002
• − Property taxes: −$2,270
• − Insurance: −$625
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$3,636
• Taxable loss: −$2,785
• Est. tax savings @ 24.0%: +$668
• After-tax cash flow: $15/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: Central Lee Community School District
• NCES district ID: 1906930
• Math proficiency: 69% ▼ -2.00%
• Reading proficiency: 75% ▲ 1.00%
• Median HH income: $52,091
• Composite: 61.21/100
• National rank: #781
• State rank: #107 of 289 in IA

Livability — Donnellson

• Score: 68/100
• State rank: #457
• US rank: #10044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Donnellson, IA
• Population (ZIP): 2,303

Population outlook (Lee County) Hauer SSP2

• Today (2025): 33,813 people
• By 2030: 32,835 · -2.9%
• By 2040: 30,690 · -9.2%
• By 2050: 28,777 · -14.9%
• By 2075: 25,568 · -24.4%
• By 2100: 21,983 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Black 2% Two or more races 1%
• Common ancestry: Lithuanian 2% Iranian 2% Portuguese 2%
• Foreign-born: 1%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+27.8) · D 35.0% · R 62.9% · Other 2.1%
• 2008→2024 swing: -43.8pp toward R · 2008: 16.0pp · 2024: -27.8pp
• All cycles: 2024: R+27.8 2020: R+19.3 2016: R+16.1 2012: D+16.0 2008: D+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-6.7% since first listed

2 events — show timeline

• 2026-04-03 Price Changed $140,000 IAR
• 2026-02-13 Listed $150,000 IAR

Property tax history

+1.0%/yr

Latest (2025): $2,270 · -2.9% YoY. Source: county tax records.