440 Ferry Rd · Miles, IA 52064

$78,000

1 bd · 1.5 ba · 1,260 sqft · Other public records · 18 Days on market

Built 1982

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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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +5.3/10.0
• Appreciation +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Very nice, well-maintained 2-bedroom home located on Main Street in the quiet town of Miles, IA. This property offers comfortable and affordable living with a convenient location. If you're looking for your first home, downsizers, or seeking small-town living this move-in ready home may be ideal for you.

Key facts

• Built 1982
• Listed 17 days

Property features AI

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Detached
• Construction: Block foundation
• Exterior features: No notable exterior features listed; Metal roof

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central air conditioning; Forced air heating with natural gas
• Interior features: Window treatments; Partial basement
• Laundry & utility: Washer and dryer on the main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath other listed at $78k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($959 rent vs $78k).
• Recommended offer: $77k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#512 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Easton Valley Community School District (rural): math 62% / reading 63% proficiency, ranked #218 of 289 in IA (top 75%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Easton Valley Elementary School (math 57% / reading 62%, grade B-, #390 of 616 statewide, top 69%, 288 students, 39% FRL); Easton Valley Junior High / High School (math 67% / reading 62%, grade B-, #211 of 336 statewide, top 70%, 211 students, 34% FRL).
• Market conditions: 7 active listings in the ZIP; 20 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($539 loan paydown + $2k appreciation (3.0% local appreciation)).
• Jackson County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Recommended offer $76,830 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.23% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.44%
• DSCR: 1.55
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.2%
• Equity multiple: 2.09×
• Total profit: $23,828
• Equity at exit: $35,072

10-year hold

• IRR: 20.4%
• Equity multiple: 3.96×
• Total profit: $64,640
• Equity at exit: $54,050

Cash invested: $21,840 (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 52064

• Active inventory: 7
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $959 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$90 /mo · $1,080/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $226

Break-even live

Break-even rent $673

Max offer price $78,000

Occupancy floor 71%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $78,000 Active 18 DOM
2. 2026-06-18
   days on market $78,000 Active 17 DOM
3. 2026-06-17
   days on market $78,000 Active 16 DOM
4. 2026-06-16
   days on market $78,000 Active 15 DOM
5. 2026-06-15
   days on market $78,000 Active 14 DOM
6. 2026-06-14
   days on market $78,000 Active 12 DOM
7. 2026-06-12
   days on market $78,000 Active 11 DOM
8. 2026-06-09
   days on market $78,000 Active 8 DOM
9. 2026-06-08
   days on market $78,000 Active 7 DOM
10. 2026-06-07
    days on market $78,000 Active 6 DOM
11. 2026-06-05
    days on market $78,000 Active 4 DOM
12. 2026-06-03
    days on market $78,000 Active 2 DOM
13. 2026-06-01
    remarks 305-char remark
14. 2026-06-01
    listed $78,000 Active 1 DOM

ⓘ 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: $1,080 · $90/mo
• Projected year-2 tax: $1,152 · $96/mo
• Expected delta: +$72/yr (+$6/mo · 6.7%)

ⓘ 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 3/10 Moderate 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,514
• − Mortgage interest: −$4,369
• − Property taxes: −$1,080
• − Insurance: −$390
• − Repairs & maintenance: −$921
• − Management: −$921
• − Depreciation: −$2,269
• Taxable income: $1,563
• Est. tax owed @ 24.0%: −$375
• After-tax cash flow: $2,342/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: Easton Valley Community School District
• NCES district ID: 1910130
• Math proficiency: 62% ▼ -2.00%
• Reading proficiency: 63% ▬ 0.00%
• Median HH income: $51,496
• Composite: 53.29/100
• National rank: #1484
• State rank: #218 of 289 in IA

Livability — Miles

• Score: 66/100
• State rank: #512
• US rank: #11390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miles, IA
• Population (ZIP): 727

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 18,736 people
• By 2030: 18,227 · -2.7%
• By 2040: 17,049 · -9.0%
• By 2050: 15,848 · -15.4%
• By 2075: 13,660 · -27.1%
• By 2100: 11,167 · -40.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Danish 3% Iranian 3% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+32.5) · D 33.1% · R 65.6% · Other 1.3%
• 2008→2024 swing: -56.9pp toward R · 2008: 24.4pp · 2024: -32.5pp
• All cycles: 2024: R+32.5 2020: R+26.1 2016: R+19.4 2012: D+16.8 2008: D+24.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-06-01 Listed $78,000 ECIMLS

Property tax history

+5.3%/yr

Latest (2025): $1,080 · +4.9% YoY. Source: county tax records.