226 Adams St · Grand River, IA 50108

$75,000

2 bd · 1.0 ba · 672 sqft · SingleFamily · 242 Days on market

Built 2022 Good condition 6,240 sqft lot $112/sqft · 111% above area ↓ 6% since listing

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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
• Appreciation +8.5/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +5.5/10.0
• Condition / age +3.8/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Designed with comfort and simplicity in mind, this 2-bedroom, 1-bath gem was built in 2022. Located in small-town Grand River, and just a couple blocks away from the park & community center. Whether you're a hunter wanting a little "cabin" away from home in southern Iowa, or a first-time buyer looking to get out of renting. Take a look!

Key facts

• 6,240 sq ft lot
• Built 2022
• Listed 241 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($855 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#916 in IA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Central Decatur Community School District (rural): math 62% / reading 70% proficiency, ranked #200 of 289 in IA (top 69%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($519 loan paydown + $5k appreciation (7.0% local appreciation)).
• Decatur County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 242 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 242 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.14% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.99%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $35,589
• List price: $75,000
• Delta: 110.74%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
364 Main St	0.15mi	2/1.0	754 (+12%)	13mo	$35,000	$46	62

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

Projected returns pro-forma

6.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.72×
• Total profit: $36,093
• Equity at exit: $51,837

10-year hold

• IRR: 22.9%
• Equity multiple: 5.64×
• Total profit: $97,453
• Equity at exit: $98,345

Cash invested: $21,000 (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 50108

• Home prices YoY: 5.8%
• Active inventory: 7
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $855 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $157

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 77%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $75,000 Active 242 DOM
2. 2026-06-17
   days on market $75,000 Active 241 DOM
3. 2026-06-16
   days on market $75,000 Active 240 DOM
4. 2026-06-15
   days on market $75,000 Active 239 DOM
5. 2026-06-13
   days on market $75,000 Active 237 DOM
6. 2026-06-12
   days on market $75,000 Active 236 DOM
7. 2026-06-09
   days on market $75,000 Active 233 DOM
8. 2026-06-08
   days on market $75,000 Active 232 DOM
9. 2026-06-07
   days on market $75,000 Active 231 DOM
10. 2026-06-07
    days on market $75,000 Active 230 DOM
11. 2026-06-04
    days on market $75,000 Active 227 DOM
12. 2026-06-02
    days on market $75,000 Active 226 DOM
13. 2026-06-01
    days on market $75,000 Active 225 DOM
14. 2026-05-31
    days on market $75,000 Active 224 DOM
15. 2026-05-31
    days on market $75,000 Active 223 DOM
16. 2026-04-20
    status Active 354-char remark

    Show marketing remark (354 chars)

    Designed with comfort and simplicity in mind, this 2-bedroom, 1-bath gem was built in 2022. Located in small-town Grand River, and just a couple blocks away from the park & community center. Whether you're a hunter wanting a little "cabin" away from home in southern Iowa, or a first-time buyer looking to get out of renting. Take a look!

17. 2026-03-30
    price $75,000 354-char remark

    Show marketing remark (354 chars)

    Designed with comfort and simplicity in mind, this 2-bedroom, 1-bath gem was built in 2022. Located in small-town Grand River, and just a couple blocks away from the park & community center. Whether you're a hunter wanting a little "cabin" away from home in southern Iowa, or a first-time buyer looking to get out of renting. Take a look!

18. 2025-10-04
    listed $77,000 Active 354-char remark

    Show marketing remark (354 chars)

    Designed with comfort and simplicity in mind, this 2-bedroom, 1-bath gem was built in 2022. Located in small-town Grand River, and just a couple blocks away from the park & community center. Whether you're a hunter wanting a little "cabin" away from home in southern Iowa, or a first-time buyer looking to get out of renting. Take a look!

19. 2024-03-26
    price $74,000
20. 2023-10-02
    price $77,000
21. 2023-08-31
    listed $77,000 Active
22. 2023-08-31
    listed $79,000 Active
23. 2023-08-08
    historical
24. 2023-02-14
    listed $79,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,262
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$821
• − Management: −$821
• − Depreciation: −$2,182
• Taxable income: $737
• Est. tax owed @ 24.0%: −$177
• After-tax cash flow: $1,711/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This 2-bedroom, 1-bath home in Grand River, Iowa, is in good condition with modern updates and a solid foundation. It's move-in ready and offers a great value for both resale and rental.

Value-add opportunities

• Both paint exterior trim — Enhances curb appeal and value
• Both install new windows — Improves energy efficiency and aesthetics
• Both update kitchen appliances — Modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior trim — Enhances curb appeal and value ↑
• Both install new windows — Improves energy efficiency and aesthetics ↑
• Both update kitchen appliances — Modernizes the space and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Central Decatur Community School District
• NCES district ID: 1906900
• Math proficiency: 62% ▼ -5.00%
• Reading proficiency: 70% ▲ 11.00%
• Median HH income: $38,617
• Composite: 54.94/100
• National rank: #1306
• State rank: #200 of 289 in IA

Livability — Grand River

• Score: 57/100
• State rank: #916
• US rank: #22137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand River, IA
• Population (ZIP): 432

Population outlook (Decatur County) Hauer SSP2

• Today (2025): 7,720 people
• By 2030: 7,467 · -3.3%
• By 2040: 6,935 · -10.2%
• By 2050: 6,500 · -15.8%
• By 2075: 6,761 · -12.4%
• By 2100: 6,215 · -19.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Slovak 9% Portuguese 5% Serbian 4%

Political lean MEDSL · Decatur

• 2024 margin: Solid R (+47.1) · D 25.7% · R 72.7% · Other 1.6%
• 2008→2024 swing: -46.2pp toward R · 2008: -0.8pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+39.3 2016: R+29.6 2012: R+4.1 2008: R+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.97%
• Current HPI: 127.8183
• 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

-6.1% since first listed

9 events — show timeline

• 2026-04-20 Relisted — IAR
• 2026-03-30 Price Changed $75,000 IAR
• 2025-10-04 Listed $77,000 IAR
• 2024-03-26 Price Changed $74,000 IAR
• 2023-10-02 Price Changed $77,000 IAR
• 2023-08-31 Listed $79,000 IAR
• 2023-08-31 Listed $77,000 IAR
• 2023-08-08 Delisted — IAR
• 2023-02-14 Listed $79,900 IAR