127 W Clark St · North English, IA 52316

$80,000

3 bd · 1.0 ba · 1,450 sqft · SingleFamily public records · 31 Days on market

Built 1905 0.36 ac lot Est $136k · 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Appreciation +8.2/10.0
• Schools +5.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Located in North English, this 3-bedroom, 1-bath home offers a great opportunity for buyers looking to add their own personal touches. The property will need some repairs and updates, making it a great option for someone wanting to build equity over time. Features include a detached 2-stall garage, fenced-in backyard, and the added bonus of a second lot for extra outdoor space or future possibilities. Conveniently located close to downtown and the elementary school, this property offers small-town living with plenty of potential.

Key facts

• Second lot
• Fenced-in backyard
• Close to downtown

Tags

• DETACHED 2-STALL GARAGE
• FENCED-IN BACKYARD
• SECOND LOT
• CLOSE TO DOWNTOWN
• CLOSE TO ELEMENTARY SCHOOL

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: Association fee paid annually

Exterior

• Parking: Attached garage; Off-street parking; On-street parking; 2 total parking spaces
• Security:
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Vinyl siding and frame construction
• Exterior features: Garden; Fenced yard

Interior

• Kitchen: Refrigerator
• Bedrooms:
• Flooring:
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Skylight(s); Other
• Laundry & utility: Main level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#398 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• English Valleys Community School District (rural): math 63% / reading 71% proficiency, ranked #177 of 289 in IA (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 9 active listings in the ZIP; 12 units permitted in Iowa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($553 loan paydown + $5k appreciation (6.4% local appreciation)).
• Iowa County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.4% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.47% ✓
• Cap rate: 11.74%
• Cash-on-cash: 19.44%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $136,300
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 W Clark St	0.17mi	3/1.0	1,369 (-6%)	10mo	$87,500	$64	74
119 E Clark St	0.11mi	3/1.5	1,536 (+6%)	24mo	$138,000	$90	63
114 S West St	0.33mi	2/2.0 (-1)	1,404 (-3%)	14mo	$135,000	$96	59
412 W Clark St	0.22mi	3/1.0	1,240 (-14%)	11mo	$164,900	$133	57
231 N Navajo Ln	0.47mi	3/2.0	1,356 (-6%)	10mo	$192,000	$142	55
213 N Boland Ave	0.26mi	3/2.5	1,620 (+12%)	16mo	$115,000	$71	49
226 N Howard St	0.27mi	3/2.0	1,644 (+13%)	17mo	$154,000	$94	47

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

Projected returns pro-forma

6.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.4%
• Equity multiple: 3.15×
• Total profit: $48,246
• Equity at exit: $52,425

10-year hold

• IRR: 29.9%
• Equity multiple: 6.51×
• Total profit: $123,384
• Equity at exit: $96,970

Cash invested: $22,400 (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 52316

• Home prices YoY: 3.4%
• Active inventory: 9
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$113 /mo · $1,354/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $363

Break-even live

Break-even rent $716

Max offer price $80,000

Occupancy floor 64%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $80,000 Active 31 DOM
2. 2026-06-17
   days on market $80,000 Active 30 DOM
3. 2026-06-16
   days on market $80,000 Active 29 DOM
4. 2026-06-15
   days on market $80,000 Active 28 DOM
5. 2026-06-13
   days on market $80,000 Active 26 DOM
6. 2026-06-12
   days on market $80,000 Active 25 DOM
7. 2026-06-09
   days on market $80,000 Active 22 DOM
8. 2026-06-08
   days on market $80,000 Active 21 DOM
9. 2026-06-07
   days on market $80,000 Active 20 DOM
10. 2026-06-07
    days on market $80,000 Active 19 DOM
11. 2026-06-04
    days on market $80,000 Active 16 DOM
12. 2026-06-02
    days on market $80,000 Active 15 DOM
13. 2026-06-01
    days on market $80,000 Active 14 DOM
14. 2026-05-31
    days on market $80,000 Active 13 DOM
15. 2026-05-31
    days on market $80,000 Active 12 DOM
16. 2026-05-18
    listed $80,000 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: $1,354 · $113/mo
• Projected year-2 tax: $1,354 · $113/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°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: $14,106
• − Mortgage interest: −$4,481
• − Property taxes: −$1,354
• − Insurance: −$400
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$2,327
• Taxable income: $3,287
• Est. tax owed @ 24.0%: −$789
• After-tax cash flow: $3,567/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: English Valleys Community School District
• NCES district ID: 1910980
• Math proficiency: 63% ▼ -3.00%
• Reading proficiency: 71% ▲ 4.00%
• Median HH income: $48,683
• Composite: 56.73/100
• National rank: #1126
• State rank: #177 of 289 in IA

Livability — North English

• Score: 69/100
• State rank: #398
• US rank: #8472

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North English, IA
• Population (ZIP): 1,621

Population outlook (Iowa County) Hauer SSP2

• Today (2025): 16,503 people
• By 2030: 16,422 · -0.5%
• By 2040: 16,081 · -2.6%
• By 2050: 15,428 · -6.5%
• By 2075: 14,067 · -14.8%
• By 2100: 11,638 · -29.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: English 4% Portuguese 4% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Iowa

• 2024 margin: Strong R (+27.8) · D 35.4% · R 63.1% · Other 1.6%
• 2008→2024 swing: -27.9pp toward R · 2008: 0.2pp · 2024: -27.8pp
• All cycles: 2024: R+27.8 2020: R+25.3 2016: R+24.2 2012: R+4.9 2008: D+0.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.42%
• Current HPI: 195.68
• 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

1 event — show timeline

• 2026-05-18 Listed $80,000 ICAARMLS

Property tax history

+4.3%/yr

Latest (2025): $1,354 · +7.0% YoY. Source: county tax records.