958 S Iowa Ave · Washington, IA 52353

$150,000

2 bd · 2.5 ba · 1,277 sqft · SingleFamily public records · 144 Days on market

Built 1921 4,792 sqft lot $117/sqft · 9% below area Est $166k · 9% under

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Why this score? — see what drove the D- 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).

• ARV discount +11.8/15.0
• Cash flow +7.7/30.0
• Schools +4.9/10.0
• Livability +4.0/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated roomy ranch home! Vinyl siding, remodeled bathrooms, replacement windows, the main level features a kitchen with an arched, sunny breakfast area, attached dining room, & large living room. Two full bathrooms, & three functional rooms that can all function as bedrooms or offices. Partial basement with laundry, plus bonus room that could be a workout room or storage room. Additional storage or usable space in the stair-accessible 40' long attic. Prime location down the street from Washington County Hospitals and Clinics, just blocks from high school & elementary school, the corner lot has privacy, a flourishing vegetable garden, & a concrete patio. The detached garage is oversized, & the south-facing driveway helps melt snow & ice in the winter. Enclosed front porch perfect for package deliveries or additional usable space. All appliances stay! Take a look at this home, available now!

Key facts

• Attached dining room
• Large living room
• Vinyl siding

Tags

• VINYL SIDING
• REMODELED BATHROOMS
• REPLACEMENT WINDOWS
• ARCHED BREAKFAST AREA
• ATTACHED DINING ROOM
• LARGE LIVING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (20.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (23.8% below list).
• Recommended offer: $114k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.2% in Washington — 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 79/100 on livability (#114 in IA, #2,173 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, commute F.
• Washington Community School District (town): math 53% / reading 62% proficiency, ranked #254 of 289 in IA (top 88%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 70 active listings in the ZIP; 42 units permitted in Washington County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Washington County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $150k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,293 (23.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.95%
• DSCR: 0.78
• GRM: 10.9

CMA / ARV

• ARV (median comp): $165,737
• List price: $150,000
• Delta: -9.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 E Jackson St	0.32mi	2/1.5	1,258 (-2%)	1mo	$140,000	$111	78
433 E Van Buren St	0.32mi	3/1.0 (+1)	1,297 (+2%)	3mo	$90,000	$69	69
416 W Washington Blvd	0.68mi	2/2.0	1,300 (+2%)	1mo	$180,000	$138	62
1015 E Adams St	0.58mi	2/2.0	1,326 (+4%)	3mo	$266,325	$201	62
613 W Madison St	0.60mi	2/2.0	1,360 (+6%)	11mo	$149,500	$110	50
502 S Iowa Ave	0.42mi	2/1.5	1,419 (+11%)	12mo	$174,500	$123	48
204 Augusta National Blvd	0.73mi	2/2.0	1,400 (+10%)	2mo	$250,000	$179	47
708 S 8th Ave	0.48mi	3/1.5 (+1)	1,152 (-10%)	7mo	$194,500	$169	46
420 S Avenue D	0.50mi	3/1.5 (+1)	1,406 (+10%)	10mo	$134,500	$96	43
426 S Marion Ave	0.42mi	3/1.0 (+1)	1,465 (+15%)	3mo	$113,000	$77	42
701 E Madison St	0.57mi	3/1.0 (+1)	1,189 (-7%)	12mo	$130,000	$109	41
312 S Avenue D	0.57mi	1/1.0 (-1)	1,428 (+12%)	5mo	$29,000	$20	38

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: -24.7%
• Equity multiple: 0.16×
• Total profit: $-35,309
• Equity at exit: $22,365

10-year hold

• IRR: -20.2%
• Equity multiple: -0.07×
• Total profit: $-44,799
• Equity at exit: $12,969

Cash invested: $42,000 (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 52353

• Home prices YoY: -9.8%
• Active inventory: 70
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,143 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$227 /mo · $2,726/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $-173

Break-even live

Break-even rent $1,362

Max offer price $119,367

Occupancy floor —

Sensitivity live

Price	-10% $-88	-5% $-131	+0% $-173	+5% $-216	+10% $-258
Rent	-10% $-264	-5% $-219	+0% $-173	+5% $-128	+10% $-83
Rate	-1.0pp $-98	-0.5pp $-135	base $-173	+0.5pp $-212	+1.0pp $-252

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $150,000 Active 144 DOM
2. 2026-06-18
   days on market $150,000 Active 142 DOM
3. 2026-06-17
   days on market $150,000 Active 141 DOM
4. 2026-06-16
   days on market $150,000 Active 140 DOM
5. 2026-06-15
   days on market $150,000 Active 139 DOM
6. 2026-06-13
   days on market $150,000 Active 137 DOM
7. 2026-06-12
   days on market $150,000 Active 136 DOM
8. 2026-06-09
   days on market $150,000 Active 133 DOM
9. 2026-06-08
   days on market $150,000 Active 132 DOM
10. 2026-06-07
    days on market $150,000 Active 131 DOM
11. 2026-06-04
    days on market $150,000 Active 127 DOM
12. 2026-06-02
    days on market $150,000 Active 126 DOM
13. 2026-06-01
    days on market $150,000 Active 125 DOM
14. 2026-05-31
    days on market $150,000 Active 124 DOM
15. 2026-05-31
    days on market $150,000 Active 123 DOM
16. 2026-04-22
    price $150,000 935-char remark

    Show marketing remark (935 chars)

    Updated roomy ranch home! Vinyl siding, remodeled bathrooms, replacement windows, the main level features a kitchen with an arched, sunny breakfast area, attached dining room, & large living room. Two full bathrooms, & three functional rooms that can all function as bedrooms or offices. Partial basement with laundry, plus bonus room that could be a workout room or storage room. Additional storage or usable space in the stair-accessible 40' long attic. Prime location down the street from Washington County Hospitals and Clinics, just blocks from high school & elementary school, the corner lot has privacy, a flourishing vegetable garden, & a concrete patio. The detached garage is oversized, & the south-facing driveway helps melt snow & ice in the winter. Enclosed front porch perfect for package deliveries or additional usable space. All appliances stay! Take a look at this home, available now!

17. 2026-04-22
    price $150,000 935-char remark

    Show marketing remark (935 chars)

    Updated roomy ranch home! Vinyl siding, remodeled bathrooms, replacement windows, the main level features a kitchen with an arched, sunny breakfast area, attached dining room, & large living room. Two full bathrooms, & three functional rooms that can all function as bedrooms or offices. Partial basement with laundry, plus bonus room that could be a workout room or storage room. Additional storage or usable space in the stair-accessible 40' long attic. Prime location down the street from Washington County Hospitals and Clinics, just blocks from high school & elementary school, the corner lot has privacy, a flourishing vegetable garden, & a concrete patio. The detached garage is oversized, & the south-facing driveway helps melt snow & ice in the winter. Enclosed front porch perfect for package deliveries or additional usable space. All appliances stay! Take a look at this home, available now!

18. 2026-02-16
    price $155,000 935-char remark

    Show marketing remark (935 chars)

    Updated roomy ranch home! Vinyl siding, remodeled bathrooms, replacement windows, the main level features a kitchen with an arched, sunny breakfast area, attached dining room, & large living room. Two full bathrooms, & three functional rooms that can all function as bedrooms or offices. Partial basement with laundry, plus bonus room that could be a workout room or storage room. Additional storage or usable space in the stair-accessible 40' long attic. Prime location down the street from Washington County Hospitals and Clinics, just blocks from high school & elementary school, the corner lot has privacy, a flourishing vegetable garden, & a concrete patio. The detached garage is oversized, & the south-facing driveway helps melt snow & ice in the winter. Enclosed front porch perfect for package deliveries or additional usable space. All appliances stay! Take a look at this home, available now!

19. 2026-02-16
    price $155,000 935-char remark

    Show marketing remark (935 chars)

    Updated roomy ranch home! Vinyl siding, remodeled bathrooms, replacement windows, the main level features a kitchen with an arched, sunny breakfast area, attached dining room, & large living room. Two full bathrooms, & three functional rooms that can all function as bedrooms or offices. Partial basement with laundry, plus bonus room that could be a workout room or storage room. Additional storage or usable space in the stair-accessible 40' long attic. Prime location down the street from Washington County Hospitals and Clinics, just blocks from high school & elementary school, the corner lot has privacy, a flourishing vegetable garden, & a concrete patio. The detached garage is oversized, & the south-facing driveway helps melt snow & ice in the winter. Enclosed front porch perfect for package deliveries or additional usable space. All appliances stay! Take a look at this home, available now!

20. 2026-01-27
    listed $165,000 Active 935-char remark

    Show marketing remark (935 chars)

    Updated roomy ranch home! Vinyl siding, remodeled bathrooms, replacement windows, the main level features a kitchen with an arched, sunny breakfast area, attached dining room, & large living room. Two full bathrooms, & three functional rooms that can all function as bedrooms or offices. Partial basement with laundry, plus bonus room that could be a workout room or storage room. Additional storage or usable space in the stair-accessible 40' long attic. Prime location down the street from Washington County Hospitals and Clinics, just blocks from high school & elementary school, the corner lot has privacy, a flourishing vegetable garden, & a concrete patio. The detached garage is oversized, & the south-facing driveway helps melt snow & ice in the winter. Enclosed front porch perfect for package deliveries or additional usable space. All appliances stay! Take a look at this home, available now!

21. 2026-01-27
    listed $165,000 Active 935-char remark

    Show marketing remark (935 chars)

    Updated roomy ranch home! Vinyl siding, remodeled bathrooms, replacement windows, the main level features a kitchen with an arched, sunny breakfast area, attached dining room, & large living room. Two full bathrooms, & three functional rooms that can all function as bedrooms or offices. Partial basement with laundry, plus bonus room that could be a workout room or storage room. Additional storage or usable space in the stair-accessible 40' long attic. Prime location down the street from Washington County Hospitals and Clinics, just blocks from high school & elementary school, the corner lot has privacy, a flourishing vegetable garden, & a concrete patio. The detached garage is oversized, & the south-facing driveway helps melt snow & ice in the winter. Enclosed front porch perfect for package deliveries or additional usable space. All appliances stay! Take a look at this home, available now!

22. 2025-08-18
    price $155,000
23. 2025-08-18
    price $155,000
24. 2025-07-31
    listed $165,000 Active
25. 2016-10-31
    listed $90,000
26. 2016-10-31
    listed $90,000
27. 2015-02-10
    soldstatus $50,000

ⓘ 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: $2,726 · $227/mo
• Projected year-2 tax: $2,726 · $227/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 16 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: $13,715
• − Mortgage interest: −$8,402
• − Property taxes: −$2,726
• − Insurance: −$750
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$4,364
• Taxable loss: −$4,722
• Est. tax savings @ 24.0%: +$1,133
• After-tax cash flow: $-948/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: Washington Community School District
• NCES district ID: 1930240
• Math proficiency: 53% ▲ 2.00%
• Reading proficiency: 62% ▲ 3.00%
• Median HH income: $49,190
• Composite: 48.89/100
• National rank: #2078
• State rank: #254 of 289 in IA

Livability — Washington

• Score: 79/100
• State rank: #114
• US rank: #2173

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washington, IA
• City population: 9,072
• Population (ZIP): 9,072

Population outlook (Washington County) Hauer SSP2

• Today (2025): 23,102 people
• By 2030: 23,487 · +1.7%
• By 2040: 24,164 · +4.6%
• By 2050: 24,595 · +6.5%
• By 2075: 25,969 · +12.4%
• By 2100: 24,700 · +6.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 12% Two or more races 5%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Portuguese 2% Romanian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 7% Chinese 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+24.4) · D 37.2% · R 61.6% · Other 1.2%
• 2008→2024 swing: -23.7pp toward R · 2008: -0.7pp · 2024: -24.4pp
• All cycles: 2024: R+24.4 2020: R+20.5 2016: R+20.6 2012: R+4.2 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.25%
• Current HPI: 231.7933
• 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

+200.0% since first listed

12 events — show timeline

• 2026-04-22 Price Changed $150,000 CRAAR, CDRMLS
• 2026-04-22 Price Changed $150,000 ICAARMLS
• 2026-02-16 Price Changed $155,000 CRAAR, CDRMLS
• 2026-02-16 Price Changed $155,000 ICAARMLS
• 2026-01-27 Listed $165,000 ICAARMLS
• 2026-01-27 Listed $165,000 CRAAR, CDRMLS
• 2025-08-18 Price Changed $155,000 ICAARMLS
• 2025-08-18 Price Changed $155,000 CRAAR, CDRMLS
• 2025-07-31 Listed $165,000 ICAARMLS
• 2016-10-31 Listed $90,000 ICAARMLS
• 2016-10-31 Listed $90,000 IAR
• 2015-02-10 Sold (Public Records) $50,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,726 · +35.6% YoY. Source: county tax records.