102 E 2nd St · Villisca, IA 50864

$75,000

4 bd · 2.0 ba · 1,425 sqft · SingleFamily public records · 35 Days on market

Built 1900 7,405 sqft lot $53/sqft · 59% below area ↓ 12% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Spacious small-town charm meets everyday comfort at 102 E. 2nd Street in Villisca! This inviting home offers a warm and welcoming atmosphere with generous living spaces, functional layout, and plenty of potential to make it your own. Enjoy the character and convenience of a property located in the heart of town, close to local amenities, parks, and schools. Whether you?re a first-time homebuyer, looking to downsize, or searching for an investment opportunity, this home delivers affordability and value with room to grow. Step outside to enjoy the yard space perfect for entertaining, relaxing evenings, or weekend projects. Don?t miss your chance to own a piece of small-town Iowa living!

Key facts

• Functional layout
• Heart of town
• Yard space

Tags

• GENEROUS LIVING SPACES
• FUNCTIONAL LAYOUT
• YARD SPACE
• HEART OF TOWN

Property features AI

Finance

• Other: Directions: Please use GPS

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story; Metal siding
• Construction: Metal siding construction
• Exterior features: Lot approximately 0.17 acres (60 x 120)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Fireplace (4 total); Basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#350 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Villisca Community School District (rural): math 58% / reading 58% proficiency, ranked #256 of 289 in IA (top 89%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 17 active listings in the ZIP; 13 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• Montgomery County population projected at -20% 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.59% ✓
• Cap rate: 13.88%
• Cash-on-cash: 27.08%
• DSCR: 2.20
• GRM: 5.3

CMA / ARV

• ARV (median comp): $183,755
• List price: $75,000
• Delta: -59.18%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 E 1st St	0.06mi	3/2.0 (-1)	1,418 (-0%)	10mo	$53,000	$37	83
105 E 5th St	0.23mi	4/2.0	1,610 (+13%)	16mo	$215,000	$134	54
118 W High St	0.32mi	3/3.0 (-1)	1,533 (+8%)	20mo	$187,000	$122	47

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: 44.7%
• Equity multiple: 4.38×
• Total profit: $71,016
• Equity at exit: $67,566

10-year hold

• IRR: 38.8%
• Equity multiple: 9.83×
• Total profit: $185,367
• Equity at exit: $145,709

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 50864

• Active inventory: 17
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,190 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$42 /mo · $498/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $474

Break-even live

Break-even rent $590

Max offer price $75,000

Occupancy floor 55%

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 15 events

1. 2026-06-18
   days on market $75,000 Active 35 DOM
2. 2026-06-17
   days on market $75,000 Active 34 DOM
3. 2026-06-16
   days on market $75,000 Active 33 DOM
4. 2026-06-15
   days on market $75,000 Active 32 DOM
5. 2026-06-13
   days on market $75,000 Active 30 DOM
6. 2026-06-12
   days on market $75,000 Active 29 DOM
7. 2026-06-09
   days on market $75,000 Active 26 DOM
8. 2026-06-08
   days on market $75,000 Active 25 DOM
9. 2026-06-07
   days on market $75,000 Active 24 DOM
10. 2026-06-04
    pricedays on market $75,000 Active 20 DOM
11. 2026-06-02
    days on market $85,000 Active 19 DOM
12. 2026-06-01
    days on market $85,000 Active 18 DOM
13. 2026-05-31
    days on market $85,000 Active 17 DOM
14. 2026-05-31
    days on market $85,000 Active 16 DOM
15. 2026-05-14
    listed $85,000 Active 693-char remark

ⓘ 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: $498 · $42/mo
• Projected year-2 tax: $838 · $70/mo
• Expected delta: +$340/yr (+$28/mo · 68.2%)

ⓘ 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 2/10 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: $14,278
• − Mortgage interest: −$4,201
• − Property taxes: −$498
• − Insurance: −$375
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$2,182
• Taxable income: $4,738
• Est. tax owed @ 24.0%: −$1,137
• After-tax cash flow: $4,550/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: Villisca Community School District
• NCES district ID: 1929280
• Math proficiency: 58% ▼ -5.00%
• Reading proficiency: 58% ▲ 5.00%
• Median HH income: $42,223
• Composite: 48.68/100
• National rank: #2102
• State rank: #256 of 289 in IA

Livability — Villisca

• Score: 71/100
• State rank: #350
• US rank: #7170

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Villisca, IA
• Population (ZIP): 1,627

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 9,518 people
• By 2030: 9,116 · -4.2%
• By 2040: 8,303 · -12.8%
• By 2050: 7,595 · -20.2%
• By 2075: 6,568 · -31.0%
• By 2100: 5,800 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Portuguese 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Arabic 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+39.1) · D 29.8% · R 68.9% · Other 1.3%
• 2008→2024 swing: -28.5pp toward R · 2008: -10.6pp · 2024: -39.1pp
• All cycles: 2024: R+39.1 2020: R+39.0 2016: R+42.4 2012: R+21.6 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 108.18%
• Current HPI: 269.67
• 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

-11.8% since first listed

2 events — show timeline

• 2026-06-03 Price Changed $75,000 IAR
• 2026-05-14 Listed $85,000 IAR

Property tax history

+1.6%/yr

Latest (2025): $498 · +2.5% YoY. Source: county tax records.