620 College Street St · Marble Rock, IA 50653

$91,900

3 bd · 2.0 ba · 1,386 sqft · SingleFamily public records · 92 Days on market

Built 1937 10,296 sqft lot Est $155k · 41% under

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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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Appreciation +7.2/10.0
• Schools +5.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to small-town living at its best! This inviting 2-bedroom, 2-bathroom home features an updated kitchen with modern finishes, a comfortable living room with plenty of space to relax, and a dedicated dining area perfect for friends and family to gather. Step outside to enjoy the fenced backyard — ideal for pets, play, or entertaining. Nestled in a quiet community, this home offers peaceful surroundings along with thoughtful updates, making it a wonderful opportunity for first-time buyers, downsizers, or anyone ready to enjoy a slower pace of life. Call Today!

Key facts

• Updated kitchen
• Fenced backyard
• Quiet community

Tags

• UPDATED KITCHEN
• FENCED BACKYARD
• QUIET COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $84k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#537 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, employment B; Watch: schools F, amenities F, commute F.
• Rudd-Rockford-Marble Rk Community School District (rural): math 67% / reading 63% proficiency, ranked #193 of 289 in IA (top 67%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 38 units permitted in Floyd County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($635 loan paydown + $4k appreciation (4.3% local appreciation)).
• Floyd County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,629 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — 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 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?
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: 1.26% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.34%
• DSCR: 1.68
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $155,232
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 N River St St	0.32mi	3/2.0	1,352 (-2%)	12mo	$152,000	$112	71

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

Projected returns pro-forma

4.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 2.50×
• Total profit: $38,541
• Equity at exit: $48,265

10-year hold

• IRR: 24.4%
• Equity multiple: 4.89×
• Total profit: $100,223
• Equity at exit: $80,305

Cash invested: $25,732 (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 50653

• Home prices YoY: 2.8%
• Active inventory: 3
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$67 /mo · $800/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $329

Break-even live

Break-even rent $743

Max offer price $91,900

Occupancy floor 67%

Sensitivity live

Price	-10% $381	-5% $355	+0% $329	+5% $303	+10% $277
Rent	-10% $237	-5% $283	+0% $329	+5% $375	+10% $421
Rate	-1.0pp $375	-0.5pp $352	base $329	+0.5pp $305	+1.0pp $281

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: $22,975
• Closing costs: $2,757
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-05
   days on market $91,900 Active 92 DOM
2. 2026-06-03
   days on market $91,900 Active 91 DOM
3. 2026-06-02
   days on market $91,900 Active 90 DOM
4. 2026-06-01
   days on market $91,900 Active 89 DOM
5. 2026-05-31
   days on market $91,900 Active 88 DOM
6. 2026-05-30
   days on market $91,900 Active 87 DOM
7. 2026-05-13
   price $91,900 577-char remark

   Show marketing remark (577 chars)

   Welcome to small-town living at its best! This inviting 2-bedroom, 2-bathroom home features an updated kitchen with modern finishes, a comfortable living room with plenty of space to relax, and a dedicated dining area perfect for friends and family to gather. Step outside to enjoy the fenced backyard — ideal for pets, play, or entertaining. Nestled in a quiet community, this home offers peaceful surroundings along with thoughtful updates, making it a wonderful opportunity for first-time buyers, downsizers, or anyone ready to enjoy a slower pace of life. Call Today!

8. 2026-05-13
   price $91,900 577-char remark

   Show marketing remark (577 chars)

   Welcome to small-town living at its best! This inviting 2-bedroom, 2-bathroom home features an updated kitchen with modern finishes, a comfortable living room with plenty of space to relax, and a dedicated dining area perfect for friends and family to gather. Step outside to enjoy the fenced backyard — ideal for pets, play, or entertaining. Nestled in a quiet community, this home offers peaceful surroundings along with thoughtful updates, making it a wonderful opportunity for first-time buyers, downsizers, or anyone ready to enjoy a slower pace of life. Call Today!

9. 2026-05-03
   price $92,900 577-char remark

   Show marketing remark (577 chars)

   Welcome to small-town living at its best! This inviting 2-bedroom, 2-bathroom home features an updated kitchen with modern finishes, a comfortable living room with plenty of space to relax, and a dedicated dining area perfect for friends and family to gather. Step outside to enjoy the fenced backyard — ideal for pets, play, or entertaining. Nestled in a quiet community, this home offers peaceful surroundings along with thoughtful updates, making it a wonderful opportunity for first-time buyers, downsizers, or anyone ready to enjoy a slower pace of life. Call Today!

10. 2026-05-03
    price $92,900 577-char remark

    Show marketing remark (577 chars)

    Welcome to small-town living at its best! This inviting 2-bedroom, 2-bathroom home features an updated kitchen with modern finishes, a comfortable living room with plenty of space to relax, and a dedicated dining area perfect for friends and family to gather. Step outside to enjoy the fenced backyard — ideal for pets, play, or entertaining. Nestled in a quiet community, this home offers peaceful surroundings along with thoughtful updates, making it a wonderful opportunity for first-time buyers, downsizers, or anyone ready to enjoy a slower pace of life. Call Today!

11. 2026-04-24
    price $94,900 577-char remark

    Show marketing remark (577 chars)

    Welcome to small-town living at its best! This inviting 2-bedroom, 2-bathroom home features an updated kitchen with modern finishes, a comfortable living room with plenty of space to relax, and a dedicated dining area perfect for friends and family to gather. Step outside to enjoy the fenced backyard — ideal for pets, play, or entertaining. Nestled in a quiet community, this home offers peaceful surroundings along with thoughtful updates, making it a wonderful opportunity for first-time buyers, downsizers, or anyone ready to enjoy a slower pace of life. Call Today!

12. 2026-04-24
    price $94,900 577-char remark

    Show marketing remark (577 chars)

    Welcome to small-town living at its best! This inviting 2-bedroom, 2-bathroom home features an updated kitchen with modern finishes, a comfortable living room with plenty of space to relax, and a dedicated dining area perfect for friends and family to gather. Step outside to enjoy the fenced backyard — ideal for pets, play, or entertaining. Nestled in a quiet community, this home offers peaceful surroundings along with thoughtful updates, making it a wonderful opportunity for first-time buyers, downsizers, or anyone ready to enjoy a slower pace of life. Call Today!

13. 2026-04-09
    price $97,900 577-char remark

    Show marketing remark (577 chars)

    Welcome to small-town living at its best! This inviting 2-bedroom, 2-bathroom home features an updated kitchen with modern finishes, a comfortable living room with plenty of space to relax, and a dedicated dining area perfect for friends and family to gather. Step outside to enjoy the fenced backyard — ideal for pets, play, or entertaining. Nestled in a quiet community, this home offers peaceful surroundings along with thoughtful updates, making it a wonderful opportunity for first-time buyers, downsizers, or anyone ready to enjoy a slower pace of life. Call Today!

14. 2026-02-26
    listed $99,900 Active 577-char remark

    Show marketing remark (577 chars)

    Welcome to small-town living at its best! This inviting 2-bedroom, 2-bathroom home features an updated kitchen with modern finishes, a comfortable living room with plenty of space to relax, and a dedicated dining area perfect for friends and family to gather. Step outside to enjoy the fenced backyard — ideal for pets, play, or entertaining. Nestled in a quiet community, this home offers peaceful surroundings along with thoughtful updates, making it a wonderful opportunity for first-time buyers, downsizers, or anyone ready to enjoy a slower pace of life. Call Today!

15. 2026-02-25
    listed $99,900 Active 577-char remark

    Show marketing remark (577 chars)

    Welcome to small-town living at its best! This inviting 2-bedroom, 2-bathroom home features an updated kitchen with modern finishes, a comfortable living room with plenty of space to relax, and a dedicated dining area perfect for friends and family to gather. Step outside to enjoy the fenced backyard — ideal for pets, play, or entertaining. Nestled in a quiet community, this home offers peaceful surroundings along with thoughtful updates, making it a wonderful opportunity for first-time buyers, downsizers, or anyone ready to enjoy a slower pace of life. Call Today!

16. 2025-12-04
    price $99,500
17. 2025-10-21
    listed $105,000 Active
18. 2023-03-16
    soldstatus $70,000
19. 2023-03-15
    soldstatus $70,000 Closed
20. 2023-02-03
    status Pending
21. 2022-11-09
    price $70,000
22. 2022-09-15
    listed $75,000 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: $800 · $67/mo
• Projected year-2 tax: $1,121 · $93/mo
• Expected delta: +$321/yr (+$27/mo · 40.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥102°F today · 16 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: $13,913
• − Mortgage interest: −$5,148
• − Property taxes: −$800
• − Insurance: −$460
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$2,673
• Taxable income: $2,606
• Est. tax owed @ 24.0%: −$625
• After-tax cash flow: $3,323/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: Rudd-Rockford-Marble Rk Community School District
• NCES district ID: 1924960
• Math proficiency: 67% ▼ -8.00%
• Reading proficiency: 63% ▼ -2.00%
• Median HH income: $50,838
• Composite: 55.32/100
• National rank: #1259
• State rank: #193 of 289 in IA

Livability — Marble Rock

• Score: 66/100
• State rank: #537
• US rank: #11987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marble Rock, IA
• Population (ZIP): 448

Population outlook (Floyd County) Hauer SSP2

• Today (2025): 15,524 people
• By 2030: 15,254 · -1.7%
• By 2040: 14,830 · -4.5%
• By 2050: 14,660 · -5.6%
• By 2075: 15,548 · +0.2%
• By 2100: 17,406 · +12.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Iranian 2% Lithuanian 2% Serbian 2%

Political lean MEDSL · Floyd

• 2024 margin: Strong R (+25.7) · D 36.5% · R 62.2% · Other 1.3%
• 2008→2024 swing: -47.6pp toward R · 2008: 21.9pp · 2024: -25.7pp
• All cycles: 2024: R+25.7 2020: R+19.4 2016: R+14.9 2012: D+14.7 2008: D+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.31%
• Current HPI: 157.5456
• 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

+22.5% since first listed

16 events — show timeline

• 2026-05-13 Price Changed $91,900 Greater Mason BOR
• 2026-05-13 Price Changed $91,900 IAR
• 2026-05-03 Price Changed $92,900 IAR
• 2026-05-03 Price Changed $92,900 Greater Mason BOR
• 2026-04-24 Price Changed $94,900 Greater Mason BOR
• 2026-04-24 Price Changed $94,900 IAR
• 2026-04-09 Price Changed $97,900 Greater Mason BOR
• 2026-02-26 Listed $99,900 Greater Mason BOR
• 2026-02-25 Listed $99,900 IAR
• 2025-12-04 Price Changed $99,500 Greater Mason BOR
• 2025-10-21 Listed $105,000 Greater Mason BOR
• 2023-03-16 Sold (Public Records) $70,000 Public Records
• 2023-03-15 Sold (MLS) $70,000 NEIRBR as distributed by MLS GRID
• 2023-02-03 Pending — NEIRBR as distributed by MLS GRID
• 2022-11-09 Price Changed $70,000 NEIRBR as distributed by MLS GRID
• 2022-09-15 Listed $75,000 NEIRBR as distributed by MLS GRID

Property tax history

+8.7%/yr

Latest (2025): $800 · +2.3% YoY. Source: county tax records.