307 N 11th Ave · Marshalltown, IA 50158

$65,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 84 Days on market

Built 1930 5,227 sqft lot $85/sqft · 27% below area Est $89k · 27% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

Northside 2 bedroom starter home or possible rental. Vinyl siding. Newer metal roof and windows. Efficienty furnace. 24 hour notice to show!

Key facts

• Newer windows
• Vinyl siding
• Newer metal roof

Tags

• VINYL SIDING
• NEWER METAL ROOF
• NEWER WINDOWS
• EFFICIENCY FURNACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($893 rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 4.4% 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: 163 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 35 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($70k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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 1930 — 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. 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: 1.37% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.65%
• DSCR: 1.87
• GRM: 6.1

CMA / ARV

• ARV (median comp): $88,773
• List price: $65,000
• Delta: -26.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 Sharon Ave	0.27mi	2/1.5	768 (0%)	1mo	$84,900	$111	85
212 N 14th Ave	0.14mi	3/1.0 (+1)	832 (+8%)	1mo	$80,000	$96	74
208 N 7th Ave	0.38mi	2/1.5	749 (-2%)	8mo	$30,530	$41	70
702 Woodbury St	0.35mi	2/1.0	800 (+4%)	8mo	$95,000	$119	70
432 Union St	0.47mi	2/1.0	748 (-3%)	9mo	$32,000	$43	66
206 N 5th Ave	0.54mi	2/1.0	754 (-2%)	8mo	$117,500	$156	65
402 N 13th Ave	0.10mi	2/1.0	664 (-14%)	9mo	$83,500	$126	65
610 Union St	0.43mi	2/1.0	704 (-8%)	4mo	$109,000	$155	63
607 Union St	0.43mi	2/1.0	720 (-6%)	9mo	$110,000	$153	62
611 N 5th Ave	0.60mi	1/1.0 (-1)	752 (-2%)	6mo	$25,000	$33	59
1304 E Nevada St	0.64mi	2/1.0	744 (-3%)	9mo	$135,000	$181	57
105 S 7th Ave	0.55mi	2/1.0	816 (+6%)	8mo	$95,000	$116	57

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: 11.7%
• Equity multiple: 1.46×
• Total profit: $8,440
• Equity at exit: $9,692

10-year hold

• IRR: 20.7%
• Equity multiple: 2.74×
• Total profit: $31,747
• Equity at exit: $5,620

Cash invested: $18,200 (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: 163
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $893 high
• Mortgage (P&I): −$341
• Tax from tax record: −$39 /mo · $470/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $298

Break-even live

Break-even rent $515

Max offer price $65,000

Occupancy floor 62%

Sensitivity live

Price	-10% $335	-5% $316	+0% $298	+5% $280	+10% $261
Rent	-10% $228	-5% $263	+0% $298	+5% $333	+10% $369
Rate	-1.0pp $331	-0.5pp $315	base $298	+0.5pp $281	+1.0pp $264

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
505 N 13th Ave Marshalltown, IA	2.0	1.0	676	$1,095	$1.62	44d	1	0.22mi
201 N 2nd Ave Marshalltown, IA	1.0	1.0	736	$600	$0.82	44d	2	0.74mi
511 S 7th Ave Marshalltown, IA	2.0	1.0	784	$738	$0.94	44d	2	0.88mi
605 S 7th Ave Unit 605-01 Marshalltown, IA	2.0	1.0	784	$700	$0.89	44d	1	0.91mi
1 W Grant St Marshalltown, IA	1.0	1.0	700	$700	$1.00	44d	1	0.95mi
111 W State St Marshalltown, IA	1.0	1.0	550	$845	$1.54	44d	1	1.09mi
519 N 3rd St Unit 10 Marshalltown, IA	1.0	1.0	700	$650	$0.93	44d	1	1.18mi
407 W Main St Marshalltown, IA	1.0	1.0	750	$775	$1.03	44d	1	1.33mi
511 W State St Unit 5 Marshalltown, IA	2.0	1.0	911	$895	$0.98	44d	1	1.38mi
604 Jerome St Marshalltown, IA	1.0	1.0	600	$895	$1.49	44d	1	1.41mi

Listing history 8 events

1. 2026-06-01
   statusdays on market $65,000 Pending 84 DOM
2. 2026-05-31
   days on market $65,000 Active 83 DOM
3. 2026-05-30
   days on market $65,000 Active 82 DOM
4. 2026-05-13
   price $65,000 140-char remark

   Show marketing remark (140 chars)

   Northside 2 bedroom starter home or possible rental. Vinyl siding. Newer metal roof and windows. Efficienty furnace. 24 hour notice to show!

5. 2026-03-09
   listed $70,000 Active 140-char remark

   Show marketing remark (140 chars)

   Northside 2 bedroom starter home or possible rental. Vinyl siding. Newer metal roof and windows. Efficienty furnace. 24 hour notice to show!

6. 2022-06-14
   soldstatus $53,000
7. 2022-06-13
   soldstatus $53,000 228-char remark

   Show marketing remark (228 chars)

   Affordable 2 bedroom home located in Northeast neighborhood. Walking distance to JBS. Would make a great rental property. Currently in rental. Main floor laundry. Off street parking. Registered as a rental with city. Call today!

8. 2022-02-27
   listed $53,265 228-char remark

   Show marketing remark (228 chars)

   Affordable 2 bedroom home located in Northeast neighborhood. Walking distance to JBS. Would make a great rental property. Currently in rental. Main floor laundry. Off street parking. Registered as a rental with city. Call today!

ⓘ 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: $470 · $39/mo
• Projected year-2 tax: $745 · $62/mo
• Expected delta: +$275/yr (+$23/mo · 58.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $10,712
• − Mortgage interest: −$3,641
• − Property taxes: −$470
• − Insurance: −$325
• − Repairs & maintenance: −$857
• − Management: −$857
• − Depreciation: −$1,891
• Taxable income: $2,671
• Est. tax owed @ 24.0%: −$641
• After-tax cash flow: $2,936/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

+22.0% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $65,000 IAR
• 2026-03-09 Listed $70,000 IAR
• 2022-06-14 Sold (Public Records) $53,000 Public Records
• 2022-06-13 Sold (MLS) $53,000 IAR
• 2022-02-27 Listed $53,265 IAR

Property tax history

+10.9%/yr

Latest (2025): $470 · +6.8% YoY. Source: county tax records.