103 Cherry St St · Rockwell, IA 50469

$146,000

3 bd · 1.0 ba · 1,566 sqft · SingleFamily public records · 42 Days on market

Built 1900 8,712 sqft lot Est $135k · 8% over

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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).

• Cash flow +9.8/30.0
• Schools +5.2/10.0
• Appreciation +4.8/10.0
• Livability +3.8/5.0
• ARV discount +3.7/15.0
• 1% rule +2.8/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MORE SPACE, MORE FUNCTION, MORE REASONS TO STAY AWHILE—THIS CORNER LOT HOME DELIVERS FROM THE MOMENT YOU ARRIVE. Set on a huge lot in the West Fork School District, the setting offers room to spread out, play, and grow. A welcoming covered front porch leads inside to a comfortable layout, while the breezeway connects you seamlessly to a 3 stall attached garage—keeping life moving with ease. The oversized mud room is ready for real life, with space for coats, shoes, and everything in between. The kitchen stands out with freshly painted cabinets and a clean, updated feel, flowing into dining and living areas filled with natural light. Laundry on the main floor adds everyday convenience. Upstairs, you’ll find three bedrooms tucked away for privacy and rest. Recent updates, including a new furnace in 2020, add reliability and peace of mind. Homes with this much space and function don’t come around often—come experience how this home fits your next move.

Key facts

• Covered front porch
• Breezeway
• Huge lot

Tags

• CORNER LOT
• HUGE LOT
• WEST FORK SCHOOL DISTRICT
• COVERED FRONT PORCH
• BREEZEWAY
• 3 STALL ATTACHED GARAGE

Property features AI

Exterior

• Parking: Attached 3-car garage; Concrete driveway; Garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; 2 stories
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Patio; Corner lot

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator; Disposal
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: One main-level bathroom
• Heating & cooling: Central air; Window unit(s); Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Dishwasher; Disposal; Gas range; Refrigerator; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (22.3% below list).
• Recommended offer: $113k (22.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#225 in IA, #4,254 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• West Fork Community School District (rural): math 54% / reading 69% proficiency, ranked #230 of 289 in IA (top 80%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 7 active listings in the ZIP; 54 units permitted in Cerro Gordo County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $376 of equity ($1k loan paydown + $-633 appreciation (-0.4% local appreciation)).
• Cerro Gordo County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($142k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $125k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,399 (22.3% 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 42 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.78% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.74%
• DSCR: 0.88
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $134,676
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Cherry St St	0.00mi	3/1.0	1,566 (0%)	1mo	$135,000	$86	99
318 Adams St St	0.48mi	3/1.0	1,713 (+9%)	12mo	$93,000	$54	52
310 Jefferson St St	0.54mi	3/2.5	1,344 (-14%)	20mo	$218,000	$162	29

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

Projected returns pro-forma

-0.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.68×
• Total profit: $-13,155
• Equity at exit: $39,258

10-year hold

• IRR: -0.8%
• Equity multiple: 0.92×
• Total profit: $-3,197
• Equity at exit: $44,755

Cash invested: $40,880 (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 50469

• Home prices YoY: -0.1%
• Active inventory: 7
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,134 medium
• Mortgage (P&I): −$766
• Tax from tax record: −$163 /mo · $1,952/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-93

Break-even live

Break-even rent $1,252

Max offer price $129,520

Occupancy floor —

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: $36,500
• Closing costs: $4,380
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-06
   status Pending 993-char remark

   Show marketing remark (993 chars)

   MORE SPACE, MORE FUNCTION, MORE REASONS TO STAY AWHILE—THIS CORNER LOT HOME DELIVERS FROM THE MOMENT YOU ARRIVE. Set on a huge lot in the West Fork School District, the setting offers room to spread out, play, and grow. A welcoming covered front porch leads inside to a comfortable layout, while the breezeway connects you seamlessly to a 3 stall attached garage—keeping life moving with ease. The oversized mud room is ready for real life, with space for coats, shoes, and everything in between. The kitchen stands out with freshly painted cabinets and a clean, updated feel, flowing into dining and living areas filled with natural light. Laundry on the main floor adds everyday convenience. Upstairs, you’ll find three bedrooms tucked away for privacy and rest. Recent updates, including a new furnace in 2020, add reliability and peace of mind. Homes with this much space and function don’t come around often—come experience how this home fits your next move.

2. 2026-05-06
   status Pending

   Show marketing remark (993 chars)

   MORE SPACE, MORE FUNCTION, MORE REASONS TO STAY AWHILE—THIS CORNER LOT HOME DELIVERS FROM THE MOMENT YOU ARRIVE. Set on a huge lot in the West Fork School District, the setting offers room to spread out, play, and grow. A welcoming covered front porch leads inside to a comfortable layout, while the breezeway connects you seamlessly to a 3 stall attached garage—keeping life moving with ease. The oversized mud room is ready for real life, with space for coats, shoes, and everything in between. The kitchen stands out with freshly painted cabinets and a clean, updated feel, flowing into dining and living areas filled with natural light. Laundry on the main floor adds everyday convenience. Upstairs, you’ll find three bedrooms tucked away for privacy and rest. Recent updates, including a new furnace in 2020, add reliability and peace of mind. Homes with this much space and function don’t come around often—come experience how this home fits your next move.

3. 2026-04-15
   historical Active Under Contract

   Show marketing remark (993 chars)

   MORE SPACE, MORE FUNCTION, MORE REASONS TO STAY AWHILE—THIS CORNER LOT HOME DELIVERS FROM THE MOMENT YOU ARRIVE. Set on a huge lot in the West Fork School District, the setting offers room to spread out, play, and grow. A welcoming covered front porch leads inside to a comfortable layout, while the breezeway connects you seamlessly to a 3 stall attached garage—keeping life moving with ease. The oversized mud room is ready for real life, with space for coats, shoes, and everything in between. The kitchen stands out with freshly painted cabinets and a clean, updated feel, flowing into dining and living areas filled with natural light. Laundry on the main floor adds everyday convenience. Upstairs, you’ll find three bedrooms tucked away for privacy and rest. Recent updates, including a new furnace in 2020, add reliability and peace of mind. Homes with this much space and function don’t come around often—come experience how this home fits your next move.

4. 2026-04-15
   historical Active Under Contract 993-char remark

   Show marketing remark (993 chars)

   MORE SPACE, MORE FUNCTION, MORE REASONS TO STAY AWHILE—THIS CORNER LOT HOME DELIVERS FROM THE MOMENT YOU ARRIVE. Set on a huge lot in the West Fork School District, the setting offers room to spread out, play, and grow. A welcoming covered front porch leads inside to a comfortable layout, while the breezeway connects you seamlessly to a 3 stall attached garage—keeping life moving with ease. The oversized mud room is ready for real life, with space for coats, shoes, and everything in between. The kitchen stands out with freshly painted cabinets and a clean, updated feel, flowing into dining and living areas filled with natural light. Laundry on the main floor adds everyday convenience. Upstairs, you’ll find three bedrooms tucked away for privacy and rest. Recent updates, including a new furnace in 2020, add reliability and peace of mind. Homes with this much space and function don’t come around often—come experience how this home fits your next move.

5. 2026-03-25
   listed $146,000 Active 993-char remark

   Show marketing remark (993 chars)

   MORE SPACE, MORE FUNCTION, MORE REASONS TO STAY AWHILE—THIS CORNER LOT HOME DELIVERS FROM THE MOMENT YOU ARRIVE. Set on a huge lot in the West Fork School District, the setting offers room to spread out, play, and grow. A welcoming covered front porch leads inside to a comfortable layout, while the breezeway connects you seamlessly to a 3 stall attached garage—keeping life moving with ease. The oversized mud room is ready for real life, with space for coats, shoes, and everything in between. The kitchen stands out with freshly painted cabinets and a clean, updated feel, flowing into dining and living areas filled with natural light. Laundry on the main floor adds everyday convenience. Upstairs, you’ll find three bedrooms tucked away for privacy and rest. Recent updates, including a new furnace in 2020, add reliability and peace of mind. Homes with this much space and function don’t come around often—come experience how this home fits your next move.

6. 2026-03-25
   listed $146,000 Active

   Show marketing remark (993 chars)

   MORE SPACE, MORE FUNCTION, MORE REASONS TO STAY AWHILE—THIS CORNER LOT HOME DELIVERS FROM THE MOMENT YOU ARRIVE. Set on a huge lot in the West Fork School District, the setting offers room to spread out, play, and grow. A welcoming covered front porch leads inside to a comfortable layout, while the breezeway connects you seamlessly to a 3 stall attached garage—keeping life moving with ease. The oversized mud room is ready for real life, with space for coats, shoes, and everything in between. The kitchen stands out with freshly painted cabinets and a clean, updated feel, flowing into dining and living areas filled with natural light. Laundry on the main floor adds everyday convenience. Upstairs, you’ll find three bedrooms tucked away for privacy and rest. Recent updates, including a new furnace in 2020, add reliability and peace of mind. Homes with this much space and function don’t come around often—come experience how this home fits your next move.

7. 2022-07-26
   soldstatus $125,000
8. 2022-07-22
   soldstatus $125,000
9. 2022-06-02
   listed $125,000

ⓘ 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: $1,952 · $163/mo
• Projected year-2 tax: $2,122 · $177/mo
• Expected delta: +$170/yr (+$14/mo · 8.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 16 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: $13,608
• − Mortgage interest: −$8,178
• − Property taxes: −$1,952
• − Insurance: −$730
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$4,247
• Taxable loss: −$3,677
• Est. tax savings @ 24.0%: +$882
• After-tax cash flow: $-237/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 Fork Community School District
• NCES district ID: 1925920
• Math proficiency: 54% ▼ -8.00%
• Reading proficiency: 69% ▼ -4.00%
• Median HH income: $50,147
• Composite: 52.28/100
• National rank: #1596
• State rank: #230 of 289 in IA

Livability — Rockwell

• Score: 75/100
• State rank: #225
• US rank: #4254

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockwell, IA
• Population (ZIP): 1,495

Population outlook (Cerro Gordo County) Hauer SSP2

• Today (2025): 41,080 people
• By 2030: 39,746 · -3.2%
• By 2040: 36,608 · -10.9%
• By 2050: 33,682 · -18.0%
• By 2075: 29,702 · -27.7%
• By 2100: 27,399 · -33.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 4% Black 1%
• Common ancestry: Portuguese 23% Slovak 2% Iranian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Korean 1%

Political lean MEDSL · Cerro Gordo

• 2024 margin: R (+11.7) · D 43.4% · R 55.0% · Other 1.6%
• 2008→2024 swing: -32.5pp toward R · 2008: 20.8pp · 2024: -11.7pp
• All cycles: 2024: R+11.7 2020: R+6.3 2016: R+7.7 2012: D+13.2 2008: D+20.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.43%
• Current HPI: 281.9271
• 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

+16.8% since first listed

9 events — show timeline

• 2026-05-06 Pending — IAR
• 2026-05-06 Pending — Greater Mason BOR
• 2026-04-15 Contingent — Greater Mason BOR
• 2026-04-15 Contingent — IAR
• 2026-03-25 Listed $146,000 Greater Mason BOR
• 2026-03-25 Listed $146,000 IAR
• 2022-07-26 Sold (Public Records) $125,000 Public Records
• 2022-07-22 Sold (MLS) $125,000 IAR
• 2022-06-02 Listed $125,000 IAR

Property tax history

+4.2%/yr

Latest (2025): $1,952 · +8.9% YoY. Source: county tax records.