103 N Harrison St · Stuart, IA 50250

$74,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 134 Days on market

Built 1900 6,300 sqft lot $65/sqft · 54% below area

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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 +29.1/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in Stuart, this 3-bedroom, 1-bath home offers a convenient in-town location close to the town square, local shops, dining, and city amenities. The property is within the West Central Valley School District and just minutes from nearby parks and the aquatic center. Recent updates include a new HVAC and furnace in 2024 and a newly updated shower. Easy access to I-80 provides a quick commute to Des Moines, making this a solid option for those wanting a balance between town living and city access.

Key facts

• In-town location
• Aquatic center
• City amenities

Tags

• IN-TOWN LOCATION
• CLOSE TO TOWN SQUARE
• LOCAL SHOPS
• CITY AMENITIES
• NEARBY PARKS
• AQUATIC CENTER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($965 rent vs $74k).
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#181 in IA, #3,246 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• West Central Valley Community School District (rural): math 68% / reading 75% proficiency, ranked #115 of 289 in IA (top 40%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 31 active listings in the ZIP; 21 units permitted in Guthrie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($512 loan paydown + $7k appreciation (10.0% local appreciation)).
• Guthrie County population projected at -13% 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 134 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% 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 A-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: 1.30% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.82%
• DSCR: 1.66
• GRM: 6.4

CMA / ARV

• ARV (median comp): $161,462
• List price: $74,000
• Delta: -54.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 N Gaines St	0.10mi	2/1.0 (-1)	1,156 (+1%)	10mo	$192,000	$166	81
524 S Western St	0.39mi	4/1.5 (+1)	1,152 (+1%)	3mo	$209,900	$182	71
712 SW 2nd St	0.33mi	2/1.0 (-1)	1,152 (+1%)	18mo	$150,000	$130	64
316 NE 2nd St	0.33mi	3/1.0	1,033 (-10%)	7mo	$187,000	$181	63
408 NE 3rd St	0.40mi	2/1.0 (-1)	1,064 (-7%)	6mo	$50,000	$47	60
716 N Main St	0.60mi	2/1.0 (-1)	1,135 (-1%)	12mo	$80,000	$70	55
504 S Gaines St	0.32mi	2/1.0 (-1)	1,044 (-9%)	14mo	$161,900	$155	54
504 N Sherman St	0.48mi	2/1.0 (-1)	1,048 (-8%)	12mo	$180,000	$172	48
504 S Park St	0.36mi	2/2.0 (-1)	1,222 (+7%)	20mo	$167,000	$137	46
319 N Main St	0.36mi	2/1.0 (-1)	975 (-15%)	9mo	$45,000	$46	46
715 N Fremont St	0.58mi	2/1.0 (-1)	1,040 (-9%)	10mo	$166,500	$160	44
223 SW 6th St	0.37mi	3/3.0	1,296 (+13%)	19mo	$210,000	$162	36

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: 35.2%
• Equity multiple: 3.73×
• Total profit: $56,607
• Equity at exit: $66,665

10-year hold

• IRR: 30.3%
• Equity multiple: 8.43×
• Total profit: $153,909
• Equity at exit: $143,766

Cash invested: $20,720 (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 50250

• Home prices YoY: 6.2%
• Active inventory: 31
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $965 medium
• Mortgage (P&I): −$388
• Tax from tax record: −$87 /mo · $1,048/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $256

Break-even live

Break-even rent $641

Max offer price $74,000

Occupancy floor 68%

Sensitivity live

Price	-10% $298	-5% $277	+0% $256	+5% $235	+10% $214
Rent	-10% $180	-5% $218	+0% $256	+5% $294	+10% $332
Rate	-1.0pp $293	-0.5pp $275	base $256	+0.5pp $237	+1.0pp $217

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $74,000 Active 134 DOM
2. 2026-06-17
   days on market $74,000 Active 133 DOM
3. 2026-06-16
   days on market $74,000 Active 132 DOM
4. 2026-06-15
   days on market $74,000 Active 131 DOM
5. 2026-06-14
   days on market $74,000 Active 129 DOM
6. 2026-06-10
   days on market $74,000 Active 126 DOM
7. 2026-06-09
   days on market $74,000 Active 125 DOM
8. 2026-06-08
   days on market $74,000 Active 124 DOM
9. 2026-06-07
   days on market $74,000 Active 123 DOM
10. 2026-06-03
    days on market $74,000 Active 119 DOM
11. 2026-06-02
    days on market $74,000 Active 118 DOM
12. 2026-06-01
    days on market $74,000 Active 117 DOM
13. 2026-05-31
    days on market $74,000 Active 116 DOM
14. 2026-05-31
    days on market $74,000 Active 115 DOM
15. 2026-04-24
    price $74,000 506-char remark

    Show marketing remark (506 chars)

    Located in Stuart, this 3-bedroom, 1-bath home offers a convenient in-town location close to the town square, local shops, dining, and city amenities. The property is within the West Central Valley School District and just minutes from nearby parks and the aquatic center. Recent updates include a new HVAC and furnace in 2024 and a newly updated shower. Easy access to I-80 provides a quick commute to Des Moines, making this a solid option for those wanting a balance between town living and city access.

16. 2026-02-04
    listed $79,000 Active 506-char remark

    Show marketing remark (506 chars)

    Located in Stuart, this 3-bedroom, 1-bath home offers a convenient in-town location close to the town square, local shops, dining, and city amenities. The property is within the West Central Valley School District and just minutes from nearby parks and the aquatic center. Recent updates include a new HVAC and furnace in 2024 and a newly updated shower. Easy access to I-80 provides a quick commute to Des Moines, making this a solid option for those wanting a balance between town living and city access.

17. 2024-05-17
    soldstatus $50,000
18. 2017-10-06
    soldstatus $50,000
19. 2006-05-30
    soldstatus $50,000
20. 2005-12-28
    listed $48,000

ⓘ 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: $1,048 · $87/mo
• Projected year-2 tax: $1,105 · $92/mo
• Expected delta: +$57/yr (+$5/mo · 5.4%)

ⓘ 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 5/10 Major
• 🌡 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: $11,576
• − Mortgage interest: −$4,145
• − Property taxes: −$1,048
• − Insurance: −$370
• − Repairs & maintenance: −$926
• − Management: −$926
• − Depreciation: −$2,153
• Taxable income: $2,008
• Est. tax owed @ 24.0%: −$482
• After-tax cash flow: $2,588/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: West Central Valley Community School District
• NCES district ID: 1927500
• Math proficiency: 68% ▼ -5.00%
• Reading proficiency: 75% ▲ 4.00%
• Median HH income: $53,933
• Composite: 60.96/100
• National rank: #803
• State rank: #115 of 289 in IA

Livability — Stuart

• Score: 77/100
• State rank: #181
• US rank: #3246

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stuart, IA
• Population (ZIP): 2,652

Population outlook (Guthrie County) Hauer SSP2

• Today (2025): 10,248 people
• By 2030: 9,993 · -2.5%
• By 2040: 9,440 · -7.9%
• By 2050: 8,926 · -12.9%
• By 2075: 8,466 · -17.4%
• By 2100: 7,842 · -23.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Iranian 3% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Guthrie

• 2024 margin: Solid R (+38.0) · D 30.3% · R 68.2% · Other 1.4%
• 2008→2024 swing: -30.3pp toward R · 2008: -7.7pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+35.9 2016: R+33.3 2012: R+10.2 2008: R+7.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.74%
• Current HPI: 236.1696
• 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

+54.2% since first listed

6 events — show timeline

• 2026-04-24 Price Changed $74,000 DMMLS
• 2026-02-04 Listed $79,000 DMMLS
• 2024-05-17 Sold (Public Records) $50,000 Public Records
• 2017-10-06 Sold (Public Records) $50,000 Public Records
• 2006-05-30 Sold (Public Records) $50,000 Public Records
• 2005-12-28 Listed $48,000 DMMLS

Property tax history

-2.0%/yr

Latest (2025): $1,048 · +4.8% YoY. Source: county tax records.