108 Adams St · Grand River, IA 50108

$119,000

2 bd · 1.0 ba · 1,420 sqft · Other public records

Built 1913 0.28 ac lot ↓ 10% 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 +19.0/30.0
• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Schools +5.5/10.0
• 1% rule +4.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

One of the most historic and beautiful property located in Grand River, Iowa. This well maintained craftsman style home inside features has all the hallmarks of excellent Craftsman quality, including stunning woodwork. Spacious rooms with eat-in kitchen, dinning room, large family room (large windows for natural lighting), 2 bedrooms, 2 baths on the main level and basement. Outside features a park-like setting full of perennial flowers, a two car garage and located on a large corner lot.

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1913

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $119k.

Deal economics

• At list price, monthly cash flow is $125 ($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 $110k (7.6% below list).
• Recommended offer: $110k (7.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#916 in IA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Central Decatur Community School District (rural): math 62% / reading 70% proficiency, ranked #200 of 289 in IA (top 69%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $9k of equity ($823 loan paydown + $8k appreciation (7.0% local appreciation)).
• Decatur County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 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 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,903 (7.6% below list)

Questions for the listing agent

1. Built in 1913 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 2.48×
• Total profit: $49,267
• Equity at exit: $82,249

10-year hold

• IRR: 19.9%
• Equity multiple: 5.12×
• Total profit: $137,210
• Equity at exit: $156,041

Cash invested: $33,320 (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 50108

• Home prices YoY: 5.8%
• Active inventory: 7
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,099 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$70 /mo · $838/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $125

Break-even live

Break-even rent $941

Max offer price $119,000

Occupancy floor 84%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2024-08-29
   soldstatus $119,000
2. 2024-08-14
   soldstatus $117,000 Closed 492-char remark

   Show marketing remark (492 chars)

   One of the most historic and beautiful property located in Grand River, Iowa. This well maintained craftsman style home inside features has all the hallmarks of excellent Craftsman quality, including stunning woodwork. Spacious rooms with eat-in kitchen, dinning room, large family room (large windows for natural lighting), 2 bedrooms, 2 baths on the main level and basement. Outside features a park-like setting full of perennial flowers, a two car garage and located on a large corner lot.

3. 2024-08-05
   status Pending 492-char remark

   Show marketing remark (492 chars)

   One of the most historic and beautiful property located in Grand River, Iowa. This well maintained craftsman style home inside features has all the hallmarks of excellent Craftsman quality, including stunning woodwork. Spacious rooms with eat-in kitchen, dinning room, large family room (large windows for natural lighting), 2 bedrooms, 2 baths on the main level and basement. Outside features a park-like setting full of perennial flowers, a two car garage and located on a large corner lot.

4. 2024-07-18
   historical
5. 2024-07-17
   listed $119,000
6. 2024-06-22
   price $119,000 492-char remark

   Show marketing remark (492 chars)

   One of the most historic and beautiful property located in Grand River, Iowa. This well maintained craftsman style home inside features has all the hallmarks of excellent Craftsman quality, including stunning woodwork. Spacious rooms with eat-in kitchen, dinning room, large family room (large windows for natural lighting), 2 bedrooms, 2 baths on the main level and basement. Outside features a park-like setting full of perennial flowers, a two car garage and located on a large corner lot.

7. 2024-05-16
   listed $132,500 Active 492-char remark

   Show marketing remark (492 chars)

   One of the most historic and beautiful property located in Grand River, Iowa. This well maintained craftsman style home inside features has all the hallmarks of excellent Craftsman quality, including stunning woodwork. Spacious rooms with eat-in kitchen, dinning room, large family room (large windows for natural lighting), 2 bedrooms, 2 baths on the main level and basement. Outside features a park-like setting full of perennial flowers, a two car garage and located on a large corner lot.

ⓘ 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: $838 · $70/mo
• Projected year-2 tax: $1,353 · $113/mo
• Expected delta: +$515/yr (+$43/mo · 61.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,188
• − Mortgage interest: −$6,666
• − Property taxes: −$838
• − Insurance: −$595
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$3,462
• Taxable loss: −$482
• Est. tax savings @ 24.0%: +$116
• After-tax cash flow: $1,613/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: Central Decatur Community School District
• NCES district ID: 1906900
• Math proficiency: 62% ▼ -5.00%
• Reading proficiency: 70% ▲ 11.00%
• Median HH income: $38,617
• Composite: 54.94/100
• National rank: #1306
• State rank: #200 of 289 in IA

Livability — Grand River

• Score: 57/100
• State rank: #916
• US rank: #22137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand River, IA
• Population (ZIP): 432

Population outlook (Decatur County) Hauer SSP2

• Today (2025): 7,720 people
• By 2030: 7,467 · -3.3%
• By 2040: 6,935 · -10.2%
• By 2050: 6,500 · -15.8%
• By 2075: 6,761 · -12.4%
• By 2100: 6,215 · -19.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Slovak 9% Portuguese 5% Serbian 4%

Political lean MEDSL · Decatur

• 2024 margin: Solid R (+47.1) · D 25.7% · R 72.7% · Other 1.6%
• 2008→2024 swing: -46.2pp toward R · 2008: -0.8pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+39.3 2016: R+29.6 2012: R+4.1 2008: R+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.97%
• Current HPI: 127.8183
• 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

-10.2% since first listed

7 events — show timeline

• 2024-08-29 Sold (Public Records) $119,000 Public Records
• 2024-08-14 Sold (MLS) $117,000 IAR
• 2024-08-05 Pending — IAR
• 2024-07-18 Listing Removed — DMMLS
• 2024-07-17 Listed $119,000 DMMLS
• 2024-06-22 Price Changed $119,000 IAR
• 2024-05-16 Listed $132,500 IAR

Property tax history

+1.9%/yr

Latest (2024): $838 · +24.7% YoY. Source: county tax records.