1006 Eagle St · Scranton, IA 51462

$43,000

2 bd · 1.0 ba · 1,223 sqft · SingleFamily public records · 20 Days on market

Built 1900 8,400 sqft lot Est $76k · 43% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.1/10.0
• 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

This is a great opportunity to own this home located on the edge of town. It has a large detached garage / shop. The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments. Seller does not prorate or pay delinquent taxes and buyer assumes all.

Key facts

• Separate dining room
• Oversized kitchen
• Large living room

Tags

• LARGE LIVING ROOM
• SEPARATE DINING ROOM
• OVERSIZED KITCHEN
• ATTACHED DEN
• DRIVE THROUGH GARAGE
• ADDITIONAL STORAGE SHED

Property features AI

Exterior

• Parking: Detached concrete garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Metal siding
• Exterior features: Shingle roof; Public-maintained road

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Range; Refrigerator; Washer; Dryer; Basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $43k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Recommended offer: $42k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#785 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities 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: 9 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 $2k of equity ($297 loan paydown + $2k appreciation (4.1% 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 (4.1% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $42,355 (1.5% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.40% ✓
• Cap rate: 19.48%
• Cash-on-cash: 47.09%
• DSCR: 3.10
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $75,826
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
706 Lincoln St	0.20mi	2/1.0	1,145 (-6%)	0mo	$20,000	$17	80
901 Main St	0.14mi	2/1.5	1,056 (-14%)	2mo	$65,000	$62	68

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

Projected returns pro-forma

4.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 53.8%
• Equity multiple: 4.15×
• Total profit: $37,901
• Equity at exit: $22,087

10-year hold

• IRR: 52.4%
• Equity multiple: 8.46×
• Total profit: $89,773
• Equity at exit: $36,353

Cash invested: $12,040 (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 51462

• Home prices YoY: 2.2%
• Active inventory: 9
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$225
• Tax from tax record: −$99 /mo · $1,188/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $472

Break-even live

Break-even rent $433

Max offer price $43,000

Occupancy floor 49%

Sensitivity live

Price	-10% $497	-5% $485	+0% $472	+5% $460	+10% $448
Rent	-10% $391	-5% $432	+0% $472	+5% $513	+10% $554
Rate	-1.0pp $494	-0.5pp $483	base $472	+0.5pp $461	+1.0pp $450

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: $10,750
• Closing costs: $1,290
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $43,000 Active 20 DOM
2. 2026-06-18
   days on market $43,000 Active 18 DOM
3. 2026-06-17
   days on market $43,000 Active 17 DOM
4. 2026-06-16
   days on market $43,000 Active 16 DOM
5. 2026-06-15
   days on market $43,000 Active 15 DOM
6. 2026-06-13
   days on market $43,000 Active 13 DOM
7. 2026-06-12
   days on market $43,000 Active 12 DOM
8. 2026-06-09
   days on market $43,000 Active 9 DOM
9. 2026-06-08
   days on market $43,000 Active 8 DOM
10. 2026-06-07
    days on market $43,000 Active 7 DOM
11. 2026-06-07
    days on market $43,000 Active 6 DOM
12. 2026-06-04
    days on market $43,000 Active 3 DOM
13. 2026-06-02
    days on market $43,000 Active 2 DOM
14. 2026-05-31
    remarks 439-char remark
15. 2026-05-31
    listed $43,000 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: $1,188 · $99/mo
• Projected year-2 tax: $1,188 · $99/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 1/10 Low
• 🌡 Heat 2/10 Low 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: $12,378
• − Mortgage interest: −$2,409
• − Property taxes: −$1,188
• − Insurance: −$215
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$1,251
• Taxable income: $5,335
• Est. tax owed @ 24.0%: −$1,280
• After-tax cash flow: $4,389/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 — Scranton

• Score: 61/100
• State rank: #785
• US rank: #17818

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scranton, IA
• City population: 940
• Population (ZIP): 940

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 (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Chinese 1% Spanish 1%

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: ▲ 4.11%
• Current HPI: 188.1394
• 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

+32.3% since first listed

9 events — show timeline

• 2026-05-31 Listed $43,000 IAR
• 2023-05-09 Sold (Public Records) $55,000 Public Records
• 2023-04-21 Sold (Public Records) $20,000 Public Records
• 2023-04-18 Sold (MLS) $20,000 DMMLS
• 2023-03-25 Pending — DMMLS
• 2023-03-07 Price Changed $24,900 DMMLS
• 2023-01-29 Listed $29,900 DMMLS
• 2015-05-04 Sold (Public Records) $33,000 Public Records
• 2012-06-19 Sold (Public Records) $32,500 Public Records

Property tax history

+10.5%/yr

Latest (2025): $1,188 · +2.8% YoY. Source: county tax records.