106 W Webster St · Marshalltown, IA 50158

$109,900

3 bd · 1.0 ba · 1,633 sqft · SingleFamily public records · 153 Days on market

Built 1920 2,614 sqft lot $67/sqft · 12% below area Est $125k · 12% under

---

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 +12.8/15.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• 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

This charming two-story residence. Boasting 3 spacious bedrooms and 2 well-appointed bathrooms, this property offers ample space for both relaxing and entertaining. ideal for family dinners or intimate gatherings. The kitchen has plenty of cabinets for storage. Upstairs, with 3 bedroom and one full bath. With one bath on the main level as well. Whether you're starting anew or looking to nestle into an idyllic setting, this delightful house is ready to welcome you home. Don't miss your chance to make it yours today!

Key facts

• 2,614 sq ft lot
• Built 1920
• Listed 152 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.4% 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.
• Zoned schools: Rogers Elementary School (math 47% / reading 42%, grade F, #548 of 616 statewide, top 90%, 251 students, 86% FRL); B R Miller Middle School (math 51% / reading 46%, grade C-, #222 of 246 statewide, top 91%, 782 students, 58% FRL); Marshalltown High School (math 46% / reading 59%, grade C-, #298 of 336 statewide, top 89%, 1,582 students, 57% FRL).
• Market conditions: 163 active listings in the ZIP; 2 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 $760 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $110k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 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 1920 — 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. 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: 1.14% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.92%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $124,713
• List price: $109,900
• Delta: -11.88%
• 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
309 W State St	0.25mi	3/2.0	1,570 (-4%)	2mo	$160,000	$102	76
305 N 2nd St	0.06mi	4/2.0 (+1)	1,520 (-7%)	6mo	$159,900	$105	72
406 N 1st Ave	0.23mi	4/1.0 (+1)	1,764 (+8%)	0mo	$76,000	$43	70
308 Summit St	0.18mi	3/2.0	1,476 (-10%)	1mo	$105,500	$71	70
9 S 4th St	0.41mi	4/1.5 (+1)	1,680 (+3%)	4mo	$133,000	$79	66
209 N 5th Ave	0.56mi	3/1.0	1,614 (-1%)	8mo	$124,900	$77	66
208 N Center St	0.11mi	4/2.0 (+1)	1,799 (+10%)	6mo	$129,000	$72	64
5 S 5th St	0.44mi	2/1.5 (-1)	1,752 (+7%)	7mo	$140,000	$80	54
5 S 8th St	0.64mi	3/1.5	1,520 (-7%)	4mo	$110,000	$72	53
408 N 3rd Ave	0.38mi	3/2.0	1,428 (-13%)	7mo	$85,000	$60	52
406 Swayze St	0.52mi	2/1.0 (-1)	1,429 (-12%)	2mo	$79,900	$56	48
303 N 7th St	0.45mi	3/2.0	1,398 (-14%)	7mo	$109,900	$79	45

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-3,219
• Equity at exit: $16,386

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $16,037
• Equity at exit: $9,502

Cash invested: $30,772 (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: 163
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$139 /mo · $1,666/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $229

Break-even live

Break-even rent $963

Max offer price $109,900

Occupancy floor 77%

Sensitivity live

Price	-10% $291	-5% $260	+0% $229	+5% $198	+10% $167
Rent	-10% $130	-5% $179	+0% $229	+5% $278	+10% $328
Rate	-1.0pp $284	-0.5pp $257	base $229	+0.5pp $200	+1.0pp $171

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	45d	1	0.38mi
1010 Washington St Marshalltown, IA	3.0	1.0–2.0	1098	$1,262	$1.15	45d	3	1.16mi

Listing history 24 events

1. 2026-06-21
   days on market $109,900 Active 153 DOM
2. 2026-06-19
   days on market $109,900 Active 151 DOM
3. 2026-06-18
   days on market $109,900 Active 150 DOM
4. 2026-06-17
   days on market $109,900 Active 149 DOM
5. 2026-06-16
   days on market $109,900 Active 148 DOM
6. 2026-06-15
   days on market $109,900 Active 147 DOM
7. 2026-06-14
   days on market $109,900 Active 145 DOM
8. 2026-06-12
   days on market $109,900 Active 144 DOM
9. 2026-06-09
   days on market $109,900 Active 141 DOM
10. 2026-06-08
    days on market $109,900 Active 140 DOM
11. 2026-06-07
    days on market $109,900 Active 139 DOM
12. 2026-06-05
    days on market $109,900 Active 136 DOM
13. 2026-06-03
    days on market $109,900 Active 135 DOM
14. 2026-06-02
    days on market $109,900 Active 134 DOM
15. 2026-06-01
    days on market $109,900 Active 133 DOM
16. 2026-05-31
    days on market $109,900 Active 132 DOM
17. 2026-05-30
    days on market $109,900 Active 131 DOM
18. 2026-04-23
    price $120,900 520-char remark

    Show marketing remark (520 chars)

    This charming two-story residence. Boasting 3 spacious bedrooms and 2 well-appointed bathrooms, this property offers ample space for both relaxing and entertaining. ideal for family dinners or intimate gatherings. The kitchen has plenty of cabinets for storage. Upstairs, with 3 bedroom and one full bath. With one bath on the main level as well. Whether you're starting anew or looking to nestle into an idyllic setting, this delightful house is ready to welcome you home. Don't miss your chance to make it yours today!

19. 2026-02-12
    price $124,900 520-char remark

    Show marketing remark (520 chars)

    This charming two-story residence. Boasting 3 spacious bedrooms and 2 well-appointed bathrooms, this property offers ample space for both relaxing and entertaining. ideal for family dinners or intimate gatherings. The kitchen has plenty of cabinets for storage. Upstairs, with 3 bedroom and one full bath. With one bath on the main level as well. Whether you're starting anew or looking to nestle into an idyllic setting, this delightful house is ready to welcome you home. Don't miss your chance to make it yours today!

20. 2026-01-19
    listed $129,900 Active 520-char remark

    Show marketing remark (520 chars)

    This charming two-story residence. Boasting 3 spacious bedrooms and 2 well-appointed bathrooms, this property offers ample space for both relaxing and entertaining. ideal for family dinners or intimate gatherings. The kitchen has plenty of cabinets for storage. Upstairs, with 3 bedroom and one full bath. With one bath on the main level as well. Whether you're starting anew or looking to nestle into an idyllic setting, this delightful house is ready to welcome you home. Don't miss your chance to make it yours today!

21. 2025-10-01
    soldstatus $60,000
22. 2014-08-20
    soldstatus $28,000 324-char remark

    Show marketing remark (324 chars)

    Wonderful hardwood floors and built in buffet with lead glass windows. This 3 bedroom home has updated electrical with breakers, and newer 3/4 bathroom in the main floor addition and a high efficiency furnace. There is lots of room inside and lots of storage space included. This home also comes with a 1 year Home Warranty!

23. 2014-04-09
    listed $32,500 324-char remark

    Show marketing remark (324 chars)

    Wonderful hardwood floors and built in buffet with lead glass windows. This 3 bedroom home has updated electrical with breakers, and newer 3/4 bathroom in the main floor addition and a high efficiency furnace. There is lots of room inside and lots of storage space included. This home also comes with a 1 year Home Warranty!

24. 1990-08-29
    soldstatus $18,000

ⓘ 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: $1,666 · $139/mo
• Projected year-2 tax: $1,696 · $141/mo
• Expected delta: +$30/yr (+$2/mo · 1.8%)

ⓘ 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: $15,033
• − Mortgage interest: −$6,156
• − Property taxes: −$1,666
• − Insurance: −$550
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$3,197
• Taxable income: $1,059
• Est. tax owed @ 24.0%: −$254
• After-tax cash flow: $2,491/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

+571.7% since first listed

7 events — show timeline

• 2026-04-23 Price Changed $120,900 IAR
• 2026-02-12 Price Changed $124,900 IAR
• 2026-01-19 Listed $129,900 IAR
• 2025-10-01 Sold (Public Records) $60,000 Public Records
• 2014-08-20 Sold (MLS) $28,000 IAR
• 2014-04-09 Listed $32,500 IAR
• 1990-08-29 Sold (Public Records) $18,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,666 · -8.5% YoY. Source: county tax records.