711 Polk St · Dexter, IA 50070

$25,000

6 bd · 2.0 ba · 1,646 sqft · SingleFamily public records · 67 Days on market

Built 1915 0.27 ac lot $15/sqft · 87% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor special! Large home in need of updates, offering strong potential for a profitable flip or rental investment. Bring your ideas and transform this property into something special.

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 1915

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $919 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#496 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: amenities F, commute F, health & safety 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: 30 active listings in the ZIP; 1,503 units permitted in Dallas County in 2024 (630 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• Dallas County population projected at +74% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($24k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $23,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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 B-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: 5.56% ✓
• Cap rate: 50.40%
• Cash-on-cash: 157.53%
• DSCR: 8.01
• GRM: 1.5

CMA / ARV

• ARV (median comp): $194,212
• List price: $25,000
• Delta: -87.13%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 8.79×
• Total profit: $54,503
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 18.56×
• Total profit: $122,927
• Equity at exit: $2,162

Cash invested: $7,000 (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 50070

• Home prices YoY: -1.2%
• Active inventory: 30
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,390 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$38 /mo · $456/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $919

Break-even live

Break-even rent $227

Max offer price $25,000

Occupancy floor 29%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-15
   days on market $25,000 Active 67 DOM
2. 2026-06-14
   days on market $25,000 Active 65 DOM
3. 2026-06-10
   days on market $25,000 Active 62 DOM
4. 2026-06-09
   days on market $25,000 Active 61 DOM
5. 2026-06-08
   days on market $25,000 Active 60 DOM
6. 2026-06-07
   days on market $25,000 Active 59 DOM
7. 2026-06-03
   days on market $25,000 Active 55 DOM
8. 2026-06-02
   days on market $25,000 Active 54 DOM
9. 2026-06-01
   days on market $25,000 Active 53 DOM
10. 2026-05-31
    days on market $25,000 Active 52 DOM
11. 2026-05-31
    days on market $25,000 Active 51 DOM
12. 2026-04-14
    price $25,000 187-char remark

    Show marketing remark (187 chars)

    Investor special! Large home in need of updates, offering strong potential for a profitable flip or rental investment. Bring your ideas and transform this property into something special.

13. 2026-04-09
    listed $75,000 Active 187-char remark

    Show marketing remark (187 chars)

    Investor special! Large home in need of updates, offering strong potential for a profitable flip or rental investment. Bring your ideas and transform this property into something special.

14. 1980-02-23
    soldstatus $23,000

ⓘ 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: $456 · $38/mo
• Projected year-2 tax: $456 · $38/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥103°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: $16,686
• − Mortgage interest: −$1,400
• − Property taxes: −$456
• − Insurance: −$125
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$727
• Taxable income: $11,307
• Est. tax owed @ 24.0%: −$2,714
• After-tax cash flow: $8,314/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 — Dexter

• Score: 67/100
• State rank: #496
• US rank: #11019

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dexter, IA
• Population (ZIP): 1,366

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 111,904 people
• By 2030: 127,807 · +14.2%
• By 2040: 160,576 · +43.5%
• By 2050: 194,154 · +73.5%
• By 2075: 271,895 · +143.0%
• By 2100: 326,525 · +191.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Portuguese 4% Iranian 3%
• Foreign-born: 1%
• Languages at home: 99% English-only · Vietnamese 1%

Political lean MEDSL · Dallas

• 2024 margin: Toss-up / Even · D 46.9% · R 51.7% · Other 1.4%
• 2008→2024 swing: +0.8pp no change · 2008: -5.5pp · 2024: -4.8pp
• All cycles: 2024: R+4.8 2020: R+2.0 2016: R+9.6 2012: R+11.8 2008: R+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.13%
• Current HPI: 265.5083
• 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

+8.7% since first listed

3 events — show timeline

• 2026-04-14 Price Changed $25,000 DMMLS
• 2026-04-09 Listed $75,000 DMMLS
• 1980-02-23 Sold (Public Records) $23,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $456 · +5.1% YoY. Source: county tax records.