210 N 4th Ave · Marshalltown, IA 50158

$80,000

3 bd · 2.0 ba · 2,001 sqft · SingleFamily public records · 54 Days on market

Built 1900 10,800 sqft lot $40/sqft · 35% below area Est $123k · 35% under ↓ 38% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover a charming 1½ story home with untapped renovation potential. This home offers a newer addition, where new meets old. This 3-bedroom, 2-bathroom residence beckons creative minds ready to reimagine its character. The true gem awaits outside - a horticulturist's paradise featuring enchanting walkways perfect for summer strolls. Conveniently located near Marshalltown High School, this property offers the perfect canvas to craft your dream home while enjoying established outdoor spaces that will make your neighbors green with envy.

Key facts

• Newer addition
• Renovation potential
• 0.25 acre lot

Tags

• RENOVATION POTENTIAL
• NEWER ADDITION
• ESTABLISHED OUTDOOR SPACES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 4.5% in Marshalltown — 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 78/100 on livability (#133 in IA, #2,464 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, amenities F.
• Marshalltown Community School District (town): math 50% / reading 52% proficiency, ranked #278 of 289 in IA (top 96%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 161 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 35 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marshall County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 2.5% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 12.19%
• Cash-on-cash: 21.05%
• DSCR: 1.94
• GRM: 5.2

CMA / ARV

• ARV (median comp): $123,347
• List price: $80,000
• Delta: -35.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 E State St	0.13mi	4/3.0 (+1)	2,056 (+3%)	18mo	$146,000	$71	65
208 N Center St	0.34mi	4/2.0 (+1)	1,799 (-10%)	6mo	$129,000	$72	57
406 N 1st Ave	0.30mi	4/1.0 (+1)	1,764 (-12%)	0mo	$76,000	$43	57
201 N 12th Ave	0.69mi	3/1.5	1,914 (-4%)	12mo	$154,000	$80	49
402 W Main St	0.71mi	4/2.0 (+1)	2,091 (+4%)	13mo	$180,000	$86	44
506 N Center St	0.41mi	3/2.5	1,792 (-10%)	22mo	$163,000	$91	43
212 W State St	0.59mi	3/2.0	2,277 (+14%)	19mo	$87,500	$38	34

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: 13.5%
• Equity multiple: 1.54×
• Total profit: $12,121
• Equity at exit: $11,928

10-year hold

• IRR: 22.4%
• Equity multiple: 2.92×
• Total profit: $43,024
• Equity at exit: $6,917

Cash invested: $22,400 (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 50158

• Active inventory: 161
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$168 /mo · $2,010/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $393

Break-even live

Break-even rent $785

Max offer price $80,000

Occupancy floor 64%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
511 W State St Unit 3 Marshalltown, IA	4.0	2.0	1580	$1,150	$0.73	43d	1	0.76mi

Listing history 15 events

1. 2026-06-01
   statusdays on market $80,000 Pending 54 DOM
2. 2026-05-31
   days on market $80,000 Active 53 DOM
3. 2026-05-30
   days on market $80,000 Active 52 DOM
4. 2026-04-08
   listed $80,000 Active 548-char remark

   Show marketing remark (548 chars)

   Discover a charming 1½ story home with untapped renovation potential. This home offers a newer addition, where new meets old. This 3-bedroom, 2-bathroom residence beckons creative minds ready to reimagine its character. The true gem awaits outside - a horticulturist's paradise featuring enchanting walkways perfect for summer strolls. Conveniently located near Marshalltown High School, this property offers the perfect canvas to craft your dream home while enjoying established outdoor spaces that will make your neighbors green with envy.

5. 2026-03-27
   historical
6. 2026-03-16
   price $80,000
7. 2026-03-16
   price $80,000
8. 2025-12-04
   price $100,000
9. 2025-12-04
   price $100,000
10. 2025-11-06
    price $115,000
11. 2025-11-06
    price $115,000
12. 2025-09-29
    price $120,000
13. 2025-06-24
    price $125,000
14. 2025-06-24
    price $125,000
15. 2025-05-16
    listed $130,000 Active

ⓘ 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: $2,010 · $168/mo
• Projected year-2 tax: $2,010 · $168/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $15,391
• − Mortgage interest: −$4,481
• − Property taxes: −$2,010
• − Insurance: −$400
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$2,327
• Taxable income: $3,710
• Est. tax owed @ 24.0%: −$890
• After-tax cash flow: $3,824/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: Marshalltown Community School District
• NCES district ID: 1918720
• Math proficiency: 50% ▼ -8.00%
• Reading proficiency: 52% ▬ 0.00%
• Median HH income: $47,877
• Composite: 43.41/100
• National rank: #3015
• State rank: #278 of 289 in IA

Livability — Marshalltown

• Score: 78/100
• State rank: #133
• US rank: #2464

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marshalltown, IA
• County: Marshall County · 31,396 people
• City population: 31,396
• Metro: Marshalltown, IA
• Population (ZIP): 31,396
• Household income: $70,367
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 369.0

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 41,166 people
• By 2030: 41,477 · +0.8%
• By 2040: 42,548 · +3.4%
• By 2050: 44,472 · +8.0%
• By 2075: 52,719 · +28.1%
• By 2100: 60,912 · +48.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 30% Two or more races 14% Asian 5% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Portuguese 3% Italian 2% Iranian 1%
• Foreign-born: 17% · Canada, Philippines, China
• Languages at home: 71% English-only · Spanish 24% Other Asian/Pacific 4% French/Haitian/Cajun 1%

Political lean MEDSL · Marshall

• 2024 margin: R (+15.6) · D 41.4% · R 57.0% · Other 1.6%
• 2008→2024 swing: -24.9pp toward R · 2008: 9.3pp · 2024: -15.6pp
• All cycles: 2024: R+15.6 2020: R+7.7 2016: R+8.5 2012: D+8.9 2008: D+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -161.80%
• Current HPI: 177.4692
• Rent YoY: —
• Metro: Marshalltown, 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

-38.5% since first listed

12 events — show timeline

• 2026-04-08 Listed $80,000 DMMLS
• 2026-03-27 Listing Removed — DMMLS
• 2026-03-16 Price Changed $80,000 NEIRBR as distributed by MLS GRID
• 2026-03-16 Price Changed $80,000 DMMLS
• 2025-12-04 Price Changed $100,000 NEIRBR as distributed by MLS GRID
• 2025-12-04 Price Changed $100,000 DMMLS
• 2025-11-06 Price Changed $115,000 NEIRBR as distributed by MLS GRID
• 2025-11-06 Price Changed $115,000 DMMLS
• 2025-09-29 Price Changed $120,000 DMMLS
• 2025-06-24 Price Changed $125,000 NEIRBR as distributed by MLS GRID
• 2025-06-24 Price Changed $125,000 DMMLS
• 2025-05-16 Listed $130,000 DMMLS

Property tax history

+7.1%/yr

Latest (2025): $2,010 · +17.7% YoY. Source: county tax records.