307 E 6th St · Malvern, IA 51551

$145,000

3 bd · 2.0 ba · 1,547 sqft · SingleFamily public records · 78 Days on market

Built 1900 8,580 sqft lot $94/sqft · 36% below area Est $192k · 25% 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 +24.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.0/10.0
• 1% rule +6.2/10.0
• Schools +6.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home is full of potential and just waiting for your personal touch! With solid bones and a spacious layout, this property is ideal for the homeowner looking to raise a family in a great neighborhood! All measurements and square footage information obtained thru Beacon website. Home is being Sold As-Is so you are more than welcome to bring your tape measure and check it out!

Key facts

• 8,580 sq ft lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#62 in IA, #1,413 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• East Mills Community School District (rural): math 71% / reading 73% proficiency, ranked #100 of 289 in IA (top 35%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 16 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 39 units permitted in Mills County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (10.0% local appreciation)).
• Mills County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y 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 $44k; list at $145k implies a 233% 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 $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.95%
• DSCR: 1.40
• GRM: 7.4

CMA / ARV

• ARV (median comp): $192,498
• List price: $145,000
• Delta: -24.67%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Prospect Ave	0.12mi	4/1.5 (+1)	1,600 (+3%)	1mo	$195,000	$122	81
97 Main St	0.47mi	4/2.0 (+1)	1,560 (+1%)	1mo	$219,500	$141	71
902 Main St	0.26mi	2/1.0 (-1)	1,427 (-8%)	21mo	$168,000	$118	48

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.8%
• Equity multiple: 3.42×
• Total profit: $98,267
• Equity at exit: $130,627

10-year hold

• IRR: 26.7%
• Equity multiple: 7.75×
• Total profit: $274,240
• Equity at exit: $281,703

Cash invested: $40,600 (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 51551

• Home prices YoY: 7.7%
• Active inventory: 16
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,627 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$162 /mo · $1,944/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $303

Break-even live

Break-even rent $1,244

Max offer price $145,000

Occupancy floor 76%

Sensitivity live

Price	-10% $385	-5% $344	+0% $303	+5% $262	+10% $221
Rent	-10% $174	-5% $238	+0% $303	+5% $367	+10% $431
Rate	-1.0pp $376	-0.5pp $340	base $303	+0.5pp $265	+1.0pp $227

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 W 4th St Unit 3 Malvern, IA	2.0	2.0	1059	$1,600	$1.51	2d	1	0.31mi
108 W 4th St Unit 4 Malvern, IA	2.0	2.0	1275	$1,650	$1.29	2d	1	0.31mi

Listing history 21 events

1. 2026-06-21
   days on market $145,000 Active 78 DOM
2. 2026-06-18
   days on market $145,000 Active 76 DOM
3. 2026-06-17
   days on market $145,000 Active 75 DOM
4. 2026-06-16
   days on market $145,000 Active 74 DOM
5. 2026-06-15
   days on market $145,000 Active 73 DOM
6. 2026-06-13
   days on market $145,000 Active 71 DOM
7. 2026-06-12
   days on market $145,000 Active 70 DOM
8. 2026-06-09
   days on market $145,000 Active 67 DOM
9. 2026-06-08
   days on market $145,000 Active 66 DOM
10. 2026-06-07
    days on market $145,000 Active 65 DOM
11. 2026-06-04
    days on market $145,000 Active 61 DOM
12. 2026-06-02
    days on market $145,000 Active 60 DOM
13. 2026-06-01
    days on market $145,000 Active 59 DOM
14. 2026-05-31
    days on market $145,000 Active 58 DOM
15. 2026-05-31
    days on market $145,000 Active 57 DOM
16. 2026-04-02
    listed $145,000 Active 383-char remark

    Show marketing remark (383 chars)

    This home is full of potential and just waiting for your personal touch! With solid bones and a spacious layout, this property is ideal for the homeowner looking to raise a family in a great neighborhood! All measurements and square footage information obtained thru Beacon website. Home is being Sold As-Is so you are more than welcome to bring your tape measure and check it out!

17. 2025-11-19
    price $140,000
18. 2025-08-25
    price $150,000
19. 2025-04-26
    listed $156,000 Active
20. 1999-10-29
    soldstatus $43,500
21. 1999-01-28
    listed $49,500

ⓘ 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: $1,944 · $162/mo
• Projected year-2 tax: $2,110 · $176/mo
• Expected delta: +$166/yr (+$14/mo · 8.6%)

ⓘ 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 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: $19,528
• − Mortgage interest: −$8,122
• − Property taxes: −$1,944
• − Insurance: −$725
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$4,218
• Taxable income: $1,394
• Est. tax owed @ 24.0%: −$335
• After-tax cash flow: $3,299/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: East Mills Community School District
• NCES district ID: 1918240
• Math proficiency: 71% ▼ -3.00%
• Reading proficiency: 73% ▼ -3.00%
• Median HH income: $58,070
• Composite: 61.8/100
• National rank: #732
• State rank: #100 of 289 in IA

Livability — Malvern

• Score: 81/100
• State rank: #62
• US rank: #1413

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Malvern, IA
• Population (ZIP): 1,877

Population outlook (Mills County) Hauer SSP2

• Today (2025): 14,342 people
• By 2030: 13,928 · -2.9%
• By 2040: 12,997 · -9.4%
• By 2050: 12,123 · -15.5%
• By 2075: 10,462 · -27.1%
• By 2100: 9,025 · -37.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Slovak 5% Portuguese 3% Iranian 3%
• Foreign-born: 0% · South Korea

Political lean MEDSL · Mills

• 2024 margin: Solid R (+39.1) · D 29.9% · R 69.0% · Other 1.2%
• 2008→2024 swing: -22.5pp toward R · 2008: -16.6pp · 2024: -39.1pp
• All cycles: 2024: R+39.1 2020: R+37.2 2016: R+39.0 2012: R+19.1 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.46%
• Current HPI: 245.0422
• 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

+192.9% since first listed

6 events — show timeline

• 2026-04-02 Listed $145,000 SWIAR
• 2025-11-19 Price Changed $140,000 SWIAR
• 2025-08-25 Price Changed $150,000 SWIAR
• 2025-04-26 Listed $156,000 SWIAR
• 1999-10-29 Sold (MLS) $43,500 SWIAR
• 1999-01-28 Listed $49,500 SWIAR

Property tax history

+3.4%/yr

Latest (2025): $1,944 · +2.3% YoY. Source: county tax records.