105 E Haley St · Modale, IA 51556

$148,700

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 6 Days on market

Built 1900 9,600 sqft lot Est $149k · at est.

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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 +13.4/30.0
• ARV discount +7.6/15.0
• Appreciation +5.9/10.0
• Schools +5.3/10.0
• DSCR +4.0/10.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Small-town charm meets some modern updates in this 1½-story home. Featuring original woodwork that adds warmth and character, this home has an updated kitchen, newer roof, siding, HVAC system, and central air for added comfort and peace of mind. Enjoy the spacious, private backyard--perfect for entertaining guests, gardening, or giving pets plenty of room to play. Situated on a nice, level lot, the property also includes a detached one-car garage and enclosed front porch.

Key facts

• Newer roof
• Newer siding
• Updated kitchen

Tags

• ORIGINAL WOODWORK
• UPDATED KITCHEN
• NEWER ROOF
• NEWER SIDING
• NEWER HVAC SYSTEM
• CENTRAL AIR

Property features AI

Exterior

• Parking: Off-street parking; 1-car garage with automatic door opener
• Security: Smoke detectors
• Utilities: Electricity available; Public sewer
• Home design: Single-family residence; One story
• Construction: Frame construction; Composition roof; Crawl space foundation; Built as single-story (one level)
• Exterior features: Fenced yard; Waterfront lot; Concrete road access; Sidewalks

Interior

• Flooring: Wood flooring
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans; Eat-in kitchen
• Laundry & utility: Electric dryer hookup on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $2 ($26/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (18.9% below list).
• Recommended offer: $121k (18.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#731 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• West Harrison Community School District (rural): math 55% / reading 65% proficiency, ranked #281 of 330 in IA (top 85%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: West Harrison Elementary (math 54% / reading 54%, grade C, #462 of 616 statewide, top 79%, 161 students, 55% FRL); West Harrison Middle School/High School (math 57% / reading 62%, grade C+, #263 of 336 statewide, top 81%, 148 students, 43% FRL) — zoned schools average 49% FRL vs 32% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 41 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.8% local appreciation)).
• Harrison County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $57k; list at $149k implies a 161% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,546 (18.9% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.81% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $149,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 E Martin St	0.19mi	3/2.0	1,056 (+6%)	13mo	$150,000	$142	67
409 E Martin St	0.30mi	2/1.0 (-1)	936 (-6%)	8mo	$168,000	$179	64
502 N Main St	0.40mi	2/1.0 (-1)	904 (-10%)	18mo	$135,000	$149	46

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

Projected returns pro-forma

1.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.20×
• Total profit: $8,479
• Equity at exit: $56,712

10-year hold

• IRR: 7.7%
• Equity multiple: 2.02×
• Total profit: $42,472
• Equity at exit: $80,203

Cash invested: $41,636 (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 51556

• Home prices YoY: 1.5%
• Active inventory: 1
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$780
• Tax from tax record: −$108 /mo · $1,301/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $2

Break-even live

Break-even rent $1,203

Max offer price $148,700

Occupancy floor 95%

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: $37,175
• Closing costs: $4,461
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $148,700 Active 6 DOM
2. 2026-06-17
   days on market $148,700 Active 5 DOM
3. 2026-06-16
   days on market $148,700 Active 4 DOM
4. 2026-06-15
   days on market $148,700 Active 3 DOM
5. 2026-06-13
   remarks 477-char remark
6. 2026-06-13
   listed $148,700 Active 1 DOM

ⓘ 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: $1,301 · $108/mo
• Projected year-2 tax: $1,818 · $151/mo
• Expected delta: +$517/yr (+$43/mo · 39.7%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°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: $14,466
• − Mortgage interest: −$8,330
• − Property taxes: −$1,301
• − Insurance: −$744
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$4,326
• Taxable loss: −$2,549
• Est. tax savings @ 24.0%: +$612
• After-tax cash flow: $637/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: West Harrison Community School District
• NCES district ID: 1930960
• Math proficiency: 55% ▼ -15.00%
• Reading proficiency: 65% ▼ -10.00%
• Median HH income: $49,566
• Composite: 52.63/100
• National rank: #3352
• State rank: #281 of 330 in IA

Livability — Modale

• Score: 62/100
• State rank: #731
• US rank: #16865

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: Modale, IA
• Population (ZIP): 289

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 13,193 people
• By 2030: 12,519 · -5.1%
• By 2040: 11,134 · -15.6%
• By 2050: 9,749 · -26.1%
• By 2075: 7,254 · -45.0%
• By 2100: 5,298 · -59.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 2% Portuguese 2% Iranian 1%
• Foreign-born: 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+41.8) · D 28.3% · R 70.1% · Other 1.6%
• 2008→2024 swing: -37.2pp toward R · 2008: -4.7pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+38.4 2016: R+37.5 2012: R+12.7 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.76%
• Current HPI: 120.0406
• 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

+170.4% since first listed

3 events — show timeline

• 2026-06-12 Listed $148,700 SWIAR
• 2005-08-12 Sold (MLS) $57,000 SWIAR
• 2005-06-03 Listed $55,000 SWIAR

Property tax history

+2.0%/yr

Latest (2025): $1,301 · +7.3% YoY. Source: county tax records.