1402 E Nevada St · Marshalltown, IA 50158

$122,500

3 bd · 1.0 ba · 1,256 sqft · SingleFamily public records · 1 Days on market

Built 1950 7,405 sqft lot Est $131k · 6% under

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Why this score? — see what drove the C 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 +22.3/30.0
• ARV discount +10.3/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• 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 home is just a impressive inside as it is outside! You will appreciate the recent updates! Very nice layout with hardwood floors throughout. There are 3 bedrooms all on the main floor and one bathroom. Updated kitchen includes all appliances. The basement is partially finished and has 2 additional rooms, laundry & plenty of storage. There is a great patio & a double detached garage. Recently the home has had new siding, gutters, windows, roof & fresh paint. This home is a MUST SEE!

Key facts

• Plenty of storage
• Bonus room
• Private patio

Tags

• CORNER LOT
• PRIVATE PATIO
• FINISHED LOWER LEVEL
• BONUS ROOM
• ADDITIONAL SHOWER
• PLENTY OF STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $122k).
• Cap rate 8.3% 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 $847 of loan paydown is wiped out by about $4k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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.
• Current owner paid $95k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,500

Questions for the listing agent

1. Built in 1950 — 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. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.09%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $130,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 S 15th Ave	0.08mi	3/1.5	1,299 (+3%)	3mo	$135,000	$104	86
1606 E Nevada St	0.14mi	3/1.0	1,184 (-6%)	10mo	$120,000	$101	76
1605 Elder Dr	0.16mi	2/1.5 (-1)	1,348 (+7%)	2mo	$153,500	$114	72
1604 Elder Dr	0.14mi	4/1.5 (+1)	1,138 (-9%)	11mo	$191,000	$168	62
1016 E Anson St	0.56mi	3/2.0	1,275 (+2%)	9mo	$107,500	$84	60
907 E State St	0.58mi	3/1.0	1,201 (-4%)	8mo	$25,000	$21	59
1609 E Nevada St	0.16mi	3/2.0	1,160 (-8%)	21mo	$175,000	$151	58
610 E Linn St	0.72mi	4/1.0 (+1)	1,324 (+5%)	4mo	$70,000	$53	50
204 Sharon Ave	0.54mi	3/1.0	1,088 (-13%)	5mo	$133,500	$123	48
805 E Anson St	0.71mi	3/2.0	1,334 (+6%)	10mo	$140,500	$105	44
612 E Linn St	0.71mi	3/2.0	1,133 (-10%)	5mo	$95,400	$84	43
924 S 10 Ave	0.70mi	2/1.0 (-1)	1,100 (-12%)	12mo	$41,650	$38	32

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-6,922
• Equity at exit: $18,265

10-year hold

• IRR: 4.3%
• Equity multiple: 1.31×
• Total profit: $10,688
• Equity at exit: $10,592

Cash invested: $34,300 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,337 medium
• Mortgage (P&I): −$642
• Tax from tax record: −$160 /mo · $1,918/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $203

Break-even live

Break-even rent $1,080

Max offer price $122,500

Occupancy floor 80%

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: $30,625
• Closing costs: $3,675
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 E Olive St Marshalltown, IA	2.0–3.0	1.5	1200	$1,550	$1.29	43d	4	1.27mi

Listing history 8 events

1. 2026-04-27
   status Pending
2. 2026-04-25
   listed $122,500 Active
3. 2019-06-28
   soldstatus $94,900 509-char remark

   Show marketing remark (509 chars)

   This home is just a impressive inside as it is outside! You will appreciate the recent updates! Very nice layout with hardwood floors throughout. There are 3 bedrooms all on the main floor and one bathroom. Updated kitchen includes all appliances. The basement is partially finished and has 2 additional rooms, laundry & plenty of storage. There is a great patio & a double detached garage. Recently the home has had new siding, gutters, windows, roof & fresh paint. This home is a MUST SEE!

4. 2019-06-28
   soldstatus $95,000

   Show marketing remark (509 chars)

   This home is just a impressive inside as it is outside! You will appreciate the recent updates! Very nice layout with hardwood floors throughout. There are 3 bedrooms all on the main floor and one bathroom. Updated kitchen includes all appliances. The basement is partially finished and has 2 additional rooms, laundry & plenty of storage. There is a great patio & a double detached garage. Recently the home has had new siding, gutters, windows, roof & fresh paint. This home is a MUST SEE!

5. 2019-04-22
   listed $94,900 509-char remark

   Show marketing remark (509 chars)

   This home is just a impressive inside as it is outside! You will appreciate the recent updates! Very nice layout with hardwood floors throughout. There are 3 bedrooms all on the main floor and one bathroom. Updated kitchen includes all appliances. The basement is partially finished and has 2 additional rooms, laundry & plenty of storage. There is a great patio & a double detached garage. Recently the home has had new siding, gutters, windows, roof & fresh paint. This home is a MUST SEE!

6. 2006-05-25
   soldstatus $85,000
7. 2003-06-25
   soldstatus $69,000
8. 2002-05-24
   soldstatus $59,000

ⓘ 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: $1,918 · $160/mo
• Projected year-2 tax: $1,921 · $160/mo
• Expected delta: +$3/yr ($0/mo · 0.1%)

ⓘ 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,039
• − Mortgage interest: −$6,862
• − Property taxes: −$1,918
• − Insurance: −$612
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$3,564
• Taxable income: $517
• Est. tax owed @ 24.0%: −$124
• After-tax cash flow: $2,307/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

+107.6% since first listed

8 events — show timeline

• 2026-04-27 Pending — IAR
• 2026-04-25 Listed $122,500 IAR
• 2019-06-28 Sold (Public Records) $95,000 Public Records
• 2019-06-28 Sold (MLS) $94,900 IAR
• 2019-04-22 Listed $94,900 IAR
• 2006-05-25 Sold (Public Records) $85,000 Public Records
• 2003-06-25 Sold (Public Records) $69,000 Public Records
• 2002-05-24 Sold (Public Records) $59,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,918 · +6.2% YoY. Source: county tax records.