9 N F St · Albia, IA 52531

$6,800

3 bd · 1.5 ba · 835 sqft · Other · 178 Days on market

Built 1919 3,049 sqft lot $8/sqft · 91% below area ↓ 6% since listing

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This property needs repairs- starting with the roof, but is an excellent opportunity for fix and flip, rental, or make it your own. Instant equity with this one!!

Key facts

• 3,049 sq ft lot
• Built 1919
• Listed 177 days

🏷️ Possibly a rental listed for sale. The $6,800 price doesn't fit this home's estimated sale value (~$73,720) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $7k.

Deal economics

• At list price, monthly cash flow is $698 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($943 rent vs $7k).
• Recommended offer: $6k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#265 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D+, amenities F.
• Albia Community School District (town): math 68% / reading 77% proficiency, ranked #117 of 289 in IA (top 40%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 30 active listings in the ZIP; 13 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $727 of equity ($47 loan paydown + $680 appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($6k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $5,984 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1919 — 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 A-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 13.87% ✓
• Cap rate: 129.50%
• Cash-on-cash: 440.01%
• DSCR: 20.58
• GRM: 0.6

CMA / ARV

• ARV (median comp): $73,720
• List price: $6,800
• Delta: -90.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 26.31×
• Total profit: $48,183
• Equity at exit: $6,126

10-year hold

• IRR: —
• Equity multiple: 57.17×
• Total profit: $106,953
• Equity at exit: $13,211

Cash invested: $1,904 (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 52531

• Home prices YoY: 23.6%
• Active inventory: 30
• Price-to-rent: 0.6×

Monthly cashflow live

• Estimated rent: $943 medium
• Mortgage (P&I): −$36
• Tax est. 1.5%: −$8 /mo · $102/yr
• Insurance: −$3
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $698

Break-even live

Break-even rent $59

Max offer price $6,800

Occupancy floor 21%

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: $1,700
• Closing costs: $204
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $6,800 Active 178 DOM
2. 2026-06-17
   days on market $6,800 Active 177 DOM
3. 2026-06-16
   days on market $6,800 Active 176 DOM
4. 2026-06-15
   days on market $6,800 Active 175 DOM
5. 2026-06-13
   days on market $6,800 Active 173 DOM
6. 2026-06-12
   days on market $6,800 Active 172 DOM
7. 2026-06-09
   days on market $6,800 Active 169 DOM
8. 2026-06-08
   days on market $6,800 Active 168 DOM
9. 2026-06-07
   days on market $6,800 Active 167 DOM
10. 2026-06-05
    days on market $6,800 Active 165 DOM
11. 2026-06-04
    days on market $6,800 Active 163 DOM
12. 2026-06-02
    days on market $6,800 Active 162 DOM
13. 2026-06-01
    days on market $6,800 Active 161 DOM
14. 2026-05-31
    days on market $6,800 Active 160 DOM
15. 2026-05-31
    days on market $6,800 Active 159 DOM
16. 2026-05-20
    price $6,800 163-char remark

    Show marketing remark (163 chars)

    This property needs repairs- starting with the roof, but is an excellent opportunity for fix and flip, rental, or make it your own. Instant equity with this one!!

17. 2025-12-22
    listed $7,200 Active 163-char remark

    Show marketing remark (163 chars)

    This property needs repairs- starting with the roof, but is an excellent opportunity for fix and flip, rental, or make it your own. Instant equity with this one!!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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: $11,319
• − Mortgage interest: −$381
• − Property taxes: −$102
• − Insurance: −$34
• − Repairs & maintenance: −$905
• − Management: −$905
• − Depreciation: −$198
• Taxable income: $8,793
• Est. tax owed @ 24.0%: −$2,110
• After-tax cash flow: $6,268/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: Albia Community School District
• NCES district ID: 1903270
• Math proficiency: 68% ▼ -9.00%
• Reading proficiency: 77% ▬ 0.00%
• Median HH income: $44,429
• Composite: 60.88/100
• National rank: #814
• State rank: #117 of 289 in IA

Livability — Albia

• Score: 73/100
• State rank: #265
• US rank: #5139

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Albia, IA
• City population: 5,885
• Population (ZIP): 5,885

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 7,921 people
• By 2030: 7,918 · +-0.0%
• By 2040: 7,873 · -0.6%
• By 2050: 7,776 · -1.8%
• By 2075: 7,556 · -4.6%
• By 2100: 7,055 · -10.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Asian 1%
• Common ancestry: Iranian 4% Scotch-Irish 2% Italian 2%
• Foreign-born: 2% · Vietnam
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+50.7) · D 24.2% · R 74.9%
• 2008→2024 swing: -45.5pp toward R · 2008: -5.2pp · 2024: -50.7pp
• All cycles: 2024: R+50.7 2020: R+46.4 2016: R+41.2 2012: R+7.7 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 60.82%
• Current HPI: 318.4427
• 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

-5.6% since first listed

2 events — show timeline

• 2026-05-20 Price Changed $6,800 IAR
• 2025-12-22 Listed $7,200 IAR

Property tax history

-3.0%/yr

Latest (2025): $502 · -33.2% YoY. Source: county tax records.