303 West St · Carroll, IA 51401

$125,000

3 bd · 1.0 ba · 1,185 sqft · SingleFamily public records · 2 Days on market

Built 1890 5,663 sqft lot Est $142k · 12% under

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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 +18.2/30.0
• ARV discount +12.9/15.0
• Schools +6.1/10.0
• DSCR +5.7/10.0
• 1% rule +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Take a look at this 3 bed, 1 bath home which features a main floor bedroom and main floor laundry. Vinyl siding, replacement windows, and other updated features highlight this home. Detached single car garage. Priced to sell! Call today

Key facts

• Main floor laundry
• Vinyl siding
• Main floor bedroom

Tags

• MAIN FLOOR BEDROOM
• MAIN FLOOR LAUNDRY
• VINYL SIDING
• REPLACEMENT WINDOWS
• DETACHED SINGLE CAR GARAGE

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories
• Construction: Vinyl siding; Foundation area approximately 1,185
• Exterior features: Lot approximately 0.13 acres (66 x 86)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (8.9% below list).
• Recommended offer: $114k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.2% in Carroll — 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 82/100 on livability (#54 in IA, #1,282 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D+, commute F.
• Carroll Community School District (town): math 72% / reading 72% proficiency, ranked #113 of 289 in IA (top 39%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 92 active listings in the ZIP; 32 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Carroll County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,899 (8.9% below list)

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.88%
• DSCR: 1.17
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $142,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 N East St	0.48mi	3/1.0	1,200 (+1%)	11mo	$135,000	$113	67
326 N West St	0.06mi	2/1.0 (-1)	1,008 (-15%)	2mo	$65,000	$64	66
807 N Court St	0.49mi	3/1.0	1,089 (-8%)	6mo	$65,000	$60	58
1021 Simon Ave	0.59mi	3/1.0	1,128 (-5%)	10mo	$132,000	$117	56
926 N Court St	0.61mi	2/2.0 (-1)	1,124 (-5%)	3mo	$179,500	$160	52
926 Boylan Ave	0.56mi	3/1.0	1,316 (+11%)	10mo	$99,500	$76	47
1036 N Crawford St	0.61mi	2/2.5 (-1)	1,247 (+5%)	7mo	$150,000	$120	46
519 E 1st St	0.63mi	3/1.5	1,040 (-12%)	3mo	$151,500	$146	46
318 W 13th St	0.69mi	2/2.0 (-1)	1,244 (+5%)	6mo	$169,660	$136	45
204 W 11th St	0.62mi	2/1.0 (-1)	1,301 (+10%)	8mo	$143,000	$110	44
308 Prairie View Dr	0.52mi	4/3.0 (+1)	1,334 (+13%)	5mo	$320,000	$240	37
641 W 14th St	0.67mi	2/1.5 (-1)	1,007 (-15%)	0mo	$180,000	$179	36

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-13,076
• Equity at exit: $18,638

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-2,225
• Equity at exit: $10,808

Cash invested: $35,000 (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 51401

• Home prices YoY: -22.3%
• Active inventory: 92
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,139 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $113

Break-even live

Break-even rent $996

Max offer price $125,000

Occupancy floor 85%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-04
   days on market $125,000 Active 2 DOM
2. 2026-06-02
   remarks 236-char remark
3. 2026-06-02
   listed $125,000 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: $948 · $79/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$507/yr (+$42/mo · 53.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥101°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: $13,668
• − Mortgage interest: −$7,002
• − Property taxes: −$948
• − Insurance: −$625
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$3,636
• Taxable loss: −$730
• Est. tax savings @ 24.0%: +$175
• After-tax cash flow: $1,534/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: Carroll Community School District
• NCES district ID: 1906330
• Math proficiency: 72% ▼ -6.00%
• Reading proficiency: 72% ▲ 2.00%
• Median HH income: $50,124
• Composite: 61.04/100
• National rank: #793
• State rank: #113 of 289 in IA

Livability — Carroll

• Score: 82/100
• State rank: #54
• US rank: #1282

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carroll, IA
• City population: 12,113
• Population (ZIP): 12,113

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 19,745 people
• By 2030: 19,244 · -2.5%
• By 2040: 18,251 · -7.6%
• By 2050: 17,223 · -12.8%
• By 2075: 16,258 · -17.7%
• By 2100: 15,591 · -21.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 2% Lithuanian 2% Iranian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+41.9) · D 28.4% · R 70.3% · Other 1.4%
• 2008→2024 swing: -45.6pp toward R · 2008: 3.6pp · 2024: -41.9pp
• All cycles: 2024: R+41.9 2020: R+37.8 2016: R+31.8 2012: R+6.3 2008: D+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.74%
• Current HPI: 267.0068
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-01 Listed $125,000 IAR
• 2024-06-03 Price Changed $119,000 IAR
• 2024-05-14 Listed $125,000 IAR

Property tax history

+3.1%/yr

Latest (2025): $948 · +2.4% YoY. Source: county tax records.