310 W Robinson St · Knoxville, IA 50138

$59,900

2 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 26 Days on market

Built 1910 7,200 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid home at an affordable price! This 2 bedroom 1 bath home has a spacious dining and living room with large windows, hardwood floors throughout and a large enclosed porch that has many possibilities. The two car detached garage/shed has plenty of room for extra storage. Schedule your appointment today!

Key facts

• 7,200 sq ft lot
• Garage
• Built 1910

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Entry includes main-level living (bedrooms on main level)
• Construction: Asphalt/rolled/shingle roof
• Exterior features: Concrete road frontage; Zoned residential

Interior

• Kitchen: Stove; Microwave; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heat (natural gas); Window air conditioning unit(s)
• Interior features: Dining area; Partial basement
• Laundry & utility: Laundry on main level; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($961 rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 2.4% in Knoxville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#406 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Knoxville Community School District (town): math 62% / reading 63% proficiency, ranked #220 of 289 in IA (top 76%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 100 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 122 units permitted in Marion County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($75k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marion County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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 $50k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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 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?
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: 1.60% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.79%
• DSCR: 1.88
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $163,944
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 W Marion St	0.16mi	2/1.5	1,197 (+1%)	2mo	$123,500	$103	88
713 W Main St	0.23mi	3/1.5 (+1)	1,153 (-3%)	5mo	$220,000	$191	73
706 S 1st St	0.35mi	2/2.0	1,176 (-1%)	6mo	$162,400	$138	73
118 E Madison St	0.37mi	2/1.0	1,253 (+6%)	2mo	$158,000	$126	72
510 S 4th St	0.38mi	3/1.5 (+1)	1,210 (+2%)	1mo	$185,000	$153	72
102 E Cronkhite St	0.40mi	3/1.0 (+1)	1,224 (+3%)	2mo	$140,000	$114	70
601 W Marion St	0.20mi	3/1.5 (+1)	1,281 (+8%)	3mo	$13,000	$10	68
421 N 2nd St	0.40mi	3/1.0 (+1)	1,246 (+5%)	5mo	$163,500	$131	64
805 N Roche St	0.56mi	3/1.5 (+1)	1,224 (+3%)	1mo	$176,000	$144	61
1501 W Roosevelt St	0.70mi	3/1.0 (+1)	1,196 (+1%)	1mo	$221,500	$185	60
1202 W Desmont Dr	0.52mi	3/2.0 (+1)	1,072 (-10%)	0mo	$179,000	$167	50
905 E Montgomery St	0.69mi	2/1.0	1,013 (-15%)	0mo	$127,500	$126	43

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: 12.0%
• Equity multiple: 1.47×
• Total profit: $7,965
• Equity at exit: $8,931

10-year hold

• IRR: 21.0%
• Equity multiple: 2.78×
• Total profit: $29,848
• Equity at exit: $5,179

Cash invested: $16,772 (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 50138

• Home prices YoY: -25.3%
• Active inventory: 100
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $961 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$144 /mo · $1,722/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $277

Break-even live

Break-even rent $611

Max offer price $59,900

Occupancy floor 66%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1870 W Pleasant St Unit 14 Knoxville, IA	3.0	1.0	962	$1,150	$1.20	43d	1	0.84mi
1870 W Pleasant St Unit 33 Knoxville, IA	2.0	1.0	740	$925	$1.25	43d	1	0.84mi

Listing history 30 events

1. 2026-06-19
   days on market $59,900 Active 26 DOM
2. 2026-06-18
   days on market $59,900 Active 25 DOM
3. 2026-06-17
   days on market $59,900 Active 24 DOM
4. 2026-06-16
   days on market $59,900 Active 23 DOM
5. 2026-06-15
   days on market $59,900 Active 22 DOM
6. 2026-06-14
   days on market $59,900 Active 20 DOM
7. 2026-06-12
   days on market $59,900 Active 19 DOM
8. 2026-06-09
   days on market $59,900 Active 16 DOM
9. 2026-06-08
   days on market $59,900 Active 15 DOM
10. 2026-06-07
    days on market $59,900 Active 14 DOM
11. 2026-06-05
    days on market $59,900 Active 12 DOM
12. 2026-06-03
    days on market $59,900 Active 10 DOM
13. 2026-06-02
    days on market $59,900 Active 9 DOM
14. 2026-06-01
    days on market $59,900 Active 8 DOM
15. 2026-05-31
    days on market $59,900 Active 7 DOM
16. 2026-05-30
    days on market $59,900 Active 6 DOM
17. 2026-05-24
    listed $59,900 Active
18. 2024-11-18
    soldstatus $49,500
19. 2016-09-07
    soldstatus $49,500
20. 2016-07-08
    soldstatus $49,500 307-char remark

    Show marketing remark (307 chars)

    Solid home at an affordable price! This 2 bedroom 1 bath home has a spacious dining and living room with large windows, hardwood floors throughout and a large enclosed porch that has many possibilities. The two car detached garage/shed has plenty of room for extra storage. Schedule your appointment today!

21. 2016-02-20
    listed $49,500 307-char remark

    Show marketing remark (307 chars)

    Solid home at an affordable price! This 2 bedroom 1 bath home has a spacious dining and living room with large windows, hardwood floors throughout and a large enclosed porch that has many possibilities. The two car detached garage/shed has plenty of room for extra storage. Schedule your appointment today!

22. 2014-10-01
    historical
23. 2014-10-01
    historical
24. 2014-06-25
    listed $54,900
25. 2014-04-01
    listed $54,900
26. 2014-03-05
    historical
27. 2013-09-05
    listed $59,500
28. 2013-02-12
    historical
29. 2012-11-02
    listed $44,000
30. 2005-11-29
    soldstatus $52,500

ⓘ 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: $1,722 · $144/mo
• Projected year-2 tax: $1,722 · $144/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 ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,531
• − Mortgage interest: −$3,355
• − Property taxes: −$1,722
• − Insurance: −$300
• − Repairs & maintenance: −$923
• − Management: −$923
• − Depreciation: −$1,743
• Taxable income: $2,567
• Est. tax owed @ 24.0%: −$616
• After-tax cash flow: $2,703/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: Knoxville Community School District
• NCES district ID: 1915840
• Math proficiency: 62% ▼ -6.00%
• Reading proficiency: 63% ▬ 0.00%
• Median HH income: $49,594
• Composite: 53.11/100
• National rank: #1512
• State rank: #220 of 289 in IA

Livability — Knoxville

• Score: 69/100
• State rank: #406
• US rank: #8643

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Knoxville, IA
• County: Marion County · 25,533 people
• City population: 11,117
• Metro: Pella, IA
• Population (ZIP): 11,117
• Household income: $74,693
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 122.0

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Iranian 12% Portuguese 4% Italian 4%
• Foreign-born: 1% · Philippines, Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -80.37%
• Current HPI: 237.7055
• Rent YoY: —
• Metro: Pella, IA
• 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

+14.1% since first listed

14 events — show timeline

• 2026-05-24 Listed $59,900 DMMLS
• 2024-11-18 Sold (Public Records) $49,500 Public Records
• 2016-09-07 Sold (Public Records) $49,500 Public Records
• 2016-07-08 Sold (MLS) $49,500 DMMLS
• 2016-02-20 Listed $49,500 DMMLS
• 2014-10-01 Listing Removed — DMMLS
• 2014-10-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2014-06-25 Listed $54,900 DMMLS
• 2014-04-01 Listed $54,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-03-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2013-09-05 Listed $59,500 NORTHSTARMLS as Distributed by MLS Grid
• 2013-02-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-11-02 Listed $44,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-11-29 Sold (Public Records) $52,500 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,722 · +2.7% YoY. Source: county tax records.