215 Main St S · Williamson, IA 50272

$45,000

2 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 14 Days on market

Built 1900 0.38 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Just under 2 Acres M/L, Acreage in Williamson, Iowa (north of Chariton, IA) awaits you! 1 Bedroom (Massive) that was originally 2 Bedrooms, 1 Bath, Nice Pantry, and neatly kept! There is is a total of 7 lots, plenty of room for a huge yard and garden. The property has an underground dog fence. There is plenty of privacy, huge deck and pool behind the home. You will fall in love with the 30 x 40 garage/shop that is heated and well insulated, has a bathroom and kitchen, and makes a perfect place to entertain. There is another detached garage that is 14' x 24'. Great location close to Stephens State Forrest public hunting ground, Williamson Pond, and Lake Ellis. Schedule soon to see this one, it won't last long!

Key facts

• 0.38 acre lot
• 4 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($955 rent vs $45k).

Location & tenants

• Location reads 50/100 on livability (#954 in IA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Chariton Community School District (town): math 57% / reading 65% proficiency, ranked #241 of 289 in IA (top 83%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 3 units permitted in Lucas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($311 loan paydown + $1k appreciation (3.0% local appreciation)).
• Lucas County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y ago 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: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.12% ✓
• Cap rate: 18.31%
• Cash-on-cash: 42.92%
• DSCR: 2.91
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 48.3%
• Equity multiple: 3.71×
• Total profit: $34,133
• Equity at exit: $20,234

10-year hold

• IRR: 48.0%
• Equity multiple: 7.45×
• Total profit: $81,306
• Equity at exit: $31,183

Cash invested: $12,600 (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 50272

• Active inventory: 3
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $955 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $451

Break-even live

Break-even rent $385

Max offer price $45,000

Occupancy floor 48%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-27
   status Pending
2. 2026-04-13
   listed $45,000 Active
3. 2026-02-20
   soldstatus $89,093
4. 2022-06-15
   soldstatus $155,000
5. 2022-06-14
   soldstatus $155,000 Sold 718-char remark

   Show marketing remark (718 chars)

   Just under 2 Acres M/L, Acreage in Williamson, Iowa (north of Chariton, IA) awaits you! 1 Bedroom (Massive) that was originally 2 Bedrooms, 1 Bath, Nice Pantry, and neatly kept! There is is a total of 7 lots, plenty of room for a huge yard and garden. The property has an underground dog fence. There is plenty of privacy, huge deck and pool behind the home. You will fall in love with the 30 x 40 garage/shop that is heated and well insulated, has a bathroom and kitchen, and makes a perfect place to entertain. There is another detached garage that is 14' x 24'. Great location close to Stephens State Forrest public hunting ground, Williamson Pond, and Lake Ellis. Schedule soon to see this one, it won't last long!

6. 2022-06-14
   soldstatus $155,000 718-char remark

   Show marketing remark (718 chars)

   Just under 2 Acres M/L, Acreage in Williamson, Iowa (north of Chariton, IA) awaits you! 1 Bedroom (Massive) that was originally 2 Bedrooms, 1 Bath, Nice Pantry, and neatly kept! There is is a total of 7 lots, plenty of room for a huge yard and garden. The property has an underground dog fence. There is plenty of privacy, huge deck and pool behind the home. You will fall in love with the 30 x 40 garage/shop that is heated and well insulated, has a bathroom and kitchen, and makes a perfect place to entertain. There is another detached garage that is 14' x 24'. Great location close to Stephens State Forrest public hunting ground, Williamson Pond, and Lake Ellis. Schedule soon to see this one, it won't last long!

7. 2022-04-23
   status Pending 718-char remark

   Show marketing remark (718 chars)

   Just under 2 Acres M/L, Acreage in Williamson, Iowa (north of Chariton, IA) awaits you! 1 Bedroom (Massive) that was originally 2 Bedrooms, 1 Bath, Nice Pantry, and neatly kept! There is is a total of 7 lots, plenty of room for a huge yard and garden. The property has an underground dog fence. There is plenty of privacy, huge deck and pool behind the home. You will fall in love with the 30 x 40 garage/shop that is heated and well insulated, has a bathroom and kitchen, and makes a perfect place to entertain. There is another detached garage that is 14' x 24'. Great location close to Stephens State Forrest public hunting ground, Williamson Pond, and Lake Ellis. Schedule soon to see this one, it won't last long!

8. 2022-04-14
   status Active 718-char remark

   Show marketing remark (718 chars)

   Just under 2 Acres M/L, Acreage in Williamson, Iowa (north of Chariton, IA) awaits you! 1 Bedroom (Massive) that was originally 2 Bedrooms, 1 Bath, Nice Pantry, and neatly kept! There is is a total of 7 lots, plenty of room for a huge yard and garden. The property has an underground dog fence. There is plenty of privacy, huge deck and pool behind the home. You will fall in love with the 30 x 40 garage/shop that is heated and well insulated, has a bathroom and kitchen, and makes a perfect place to entertain. There is another detached garage that is 14' x 24'. Great location close to Stephens State Forrest public hunting ground, Williamson Pond, and Lake Ellis. Schedule soon to see this one, it won't last long!

9. 2022-04-11
   status Pending 718-char remark

   Show marketing remark (718 chars)

   Just under 2 Acres M/L, Acreage in Williamson, Iowa (north of Chariton, IA) awaits you! 1 Bedroom (Massive) that was originally 2 Bedrooms, 1 Bath, Nice Pantry, and neatly kept! There is is a total of 7 lots, plenty of room for a huge yard and garden. The property has an underground dog fence. There is plenty of privacy, huge deck and pool behind the home. You will fall in love with the 30 x 40 garage/shop that is heated and well insulated, has a bathroom and kitchen, and makes a perfect place to entertain. There is another detached garage that is 14' x 24'. Great location close to Stephens State Forrest public hunting ground, Williamson Pond, and Lake Ellis. Schedule soon to see this one, it won't last long!

10. 2022-03-20
    listed $159,900 Active 718-char remark

    Show marketing remark (718 chars)

    Just under 2 Acres M/L, Acreage in Williamson, Iowa (north of Chariton, IA) awaits you! 1 Bedroom (Massive) that was originally 2 Bedrooms, 1 Bath, Nice Pantry, and neatly kept! There is is a total of 7 lots, plenty of room for a huge yard and garden. The property has an underground dog fence. There is plenty of privacy, huge deck and pool behind the home. You will fall in love with the 30 x 40 garage/shop that is heated and well insulated, has a bathroom and kitchen, and makes a perfect place to entertain. There is another detached garage that is 14' x 24'. Great location close to Stephens State Forrest public hunting ground, Williamson Pond, and Lake Ellis. Schedule soon to see this one, it won't last long!

11. 2022-03-20
    listed $159,900 718-char remark

    Show marketing remark (718 chars)

    Just under 2 Acres M/L, Acreage in Williamson, Iowa (north of Chariton, IA) awaits you! 1 Bedroom (Massive) that was originally 2 Bedrooms, 1 Bath, Nice Pantry, and neatly kept! There is is a total of 7 lots, plenty of room for a huge yard and garden. The property has an underground dog fence. There is plenty of privacy, huge deck and pool behind the home. You will fall in love with the 30 x 40 garage/shop that is heated and well insulated, has a bathroom and kitchen, and makes a perfect place to entertain. There is another detached garage that is 14' x 24'. Great location close to Stephens State Forrest public hunting ground, Williamson Pond, and Lake Ellis. Schedule soon to see this one, it won't last long!

ⓘ 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: $590 · $49/mo
• Projected year-2 tax: $648 · $54/mo
• Expected delta: +$58/yr (+$5/mo · 9.9%)

ⓘ 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 3/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,461
• − Mortgage interest: −$2,521
• − Property taxes: −$590
• − Insurance: −$225
• − Repairs & maintenance: −$917
• − Management: −$917
• − Depreciation: −$1,309
• Taxable income: $4,983
• Est. tax owed @ 24.0%: −$1,196
• After-tax cash flow: $4,212/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: Chariton Community School District
• NCES district ID: 1907050
• Math proficiency: 57% ▼ -11.00%
• Reading proficiency: 65% ▼ -6.00%
• Median HH income: $44,415
• Composite: 51.35/100
• National rank: #1738
• State rank: #241 of 289 in IA

Livability — Williamson

• Score: 50/100
• State rank: #954
• US rank: #25610

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamson, IA
• City population: 228
• Population (ZIP): 228

Population outlook (Lucas County) Hauer SSP2

• Today (2025): 8,106 people
• By 2030: 7,755 · -4.3%
• By 2040: 7,007 · -13.6%
• By 2050: 6,265 · -22.7%
• By 2075: 4,926 · -39.2%
• By 2100: 3,792 · -53.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Iranian 2% Subsaharan African 1%
• Foreign-born: 13% · Canada
• Languages at home: 85% English-only · Russian/Polish/Slavic 9% Spanish 6%

Political lean MEDSL · Lucas

• 2024 margin: Solid R (+48.1) · D 25.2% · R 73.3% · Other 1.5%
• 2008→2024 swing: -41.4pp toward R · 2008: -6.7pp · 2024: -48.1pp
• All cycles: 2024: R+48.1 2020: R+43.3 2016: R+38.1 2012: R+6.3 2008: R+6.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-71.9% since first listed

11 events — show timeline

• 2026-04-27 Pending — DMMLS
• 2026-04-13 Listed $45,000 DMMLS
• 2026-02-20 Sold (Public Records) $89,093 Public Records
• 2022-06-15 Sold (Public Records) $155,000 Public Records
• 2022-06-14 Sold (MLS) $155,000 IAR
• 2022-06-14 Sold (MLS) $155,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-04-23 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-04-14 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2022-04-11 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-03-20 Listed $159,900 IAR
• 2022-03-20 Listed $159,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

-0.7%/yr

Latest (2025): $590 · +2.8% YoY. Source: county tax records.