525 Avenue F · Fort Madison, IA 52627

$149,900

4 bd · 2.0 ba · 1,948 sqft · SingleFamily public records · 19 Days on market

Built 1900 7,405 sqft lot Est $132k · 13% 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 +14.6/30.0
• Schools +4.8/10.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for charm? I found it! This beautifully kept home has refinished hardwood floors throughout main level, large living room, formal dining room, eat in kitchen, full bath on main level. The second floor has same great hardwood under the carpet. Home offers ample storage, two car garage, beautiful landscaping. The work has all been done by the meticulous family and done very well. Located in an old Victorian neighborhood and even a slight river view, down the street from Old Settlers Park!! Call a realtor for your showing!!

Key facts

• Arched doorways
• Extra-large garage
• Wood privacy fence

Tags

• HARDWOOD FLOORS
• ARCHED DOORWAYS
• FENCED REAR YARD
• WOOD PRIVACY FENCE
• EXTRA-LARGE GARAGE

Property features AI

Exterior

• Parking: Detached heated garage with garage door opener (2 car spaces)
• Utilities: Public water; Public sewer; 200+ amp electric service with circuit breakers
• Home design: Single family residence; One and one-half stories
• Construction: Brick and vinyl siding construction
• Exterior features: Privacy wood fencing; Shingle and rubber roofing; Public maintained road access; City street frontage; Lot approximately 0.17 acres (50 x 145)

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Freezer; Disposal
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Range, Dishwasher, Refrigerator, Freezer, Disposal, Electric water heater
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $35 ($421/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 $135k (10.3% below list).
• Recommended offer: $135k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.3% in Fort Madison — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 75/100 on livability (#230 in IA, #4,353 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F, employment D-.
• Fort Madison Community School District (town): math 55% / reading 58% proficiency, ranked #260 of 289 in IA (top 90%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lincoln Elementary School (math 72% / reading 42%, grade C+, #436 of 616 statewide, top 74%, 236 students, 57% FRL); Fort Madison Middle School (math 56% / reading 63%, grade B, #185 of 246 statewide, top 78%, 695 students, 56% FRL); Fort Madison High School (math 48% / reading 60%, grade C-, #293 of 336 statewide, top 87%, 555 students, 45% FRL).
• Market conditions: 65 active listings in the ZIP; 15 units permitted in Lee County in 2024 (0 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.
• Lee County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $86k; list at $150k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $134,510 (10.3% below list)

Questions for the listing agent

1. Built in 1900 — 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 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?
4. 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?
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: 0.90% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $132,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
523 Avenue D	0.14mi	3/1.5 (-1)	1,962 (+1%)	12mo	$78,000	$40	75
528 Avenue D	0.11mi	3/2.0 (-1)	1,868 (-4%)	17mo	$15,000	$8	68
916 Avenue D	0.37mi	3/1.5 (-1)	2,060 (+6%)	4mo	$42,000	$20	63
911 Avenue D	0.37mi	4/3.0	2,112 (+8%)	4mo	$205,000	$97	62
1024 Avenue F	0.47mi	4/1.5	1,785 (-8%)	3mo	$85,000	$48	60
327 Avenue E	0.21mi	3/2.5 (-1)	1,792 (-8%)	13mo	$151,500	$85	59
412 4th St	0.20mi	3/2.5 (-1)	1,696 (-13%)	4mo	$110,000	$65	58
1304 Avenue F	0.72mi	4/2.0	2,034 (+4%)	9mo	$83,500	$41	52
1126 Avenue C	0.61mi	3/2.5 (-1)	1,912 (-2%)	17mo	$147,000	$77	48
1135 Avenue C	0.63mi	4/1.5	2,128 (+9%)	7mo	$249,900	$117	47
1106 Avenue C	0.56mi	3/1.5 (-1)	1,752 (-10%)	10mo	$119,000	$68	42
1232 Avenue F	0.68mi	3/2.0 (-1)	1,728 (-11%)	17mo	$175,000	$101	30

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-22,041
• Equity at exit: $22,351

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-16,254
• Equity at exit: $12,961

Cash invested: $41,972 (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 52627

• Home prices YoY: -28.6%
• Active inventory: 65
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$179 /mo · $2,148/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $35

Break-even live

Break-even rent $1,301

Max offer price $149,900

Occupancy floor 92%

Sensitivity live

Price	-10% $120	-5% $78	+0% $35	+5% $-7	+10% $-50
Rent	-10% $-71	-5% $-18	+0% $35	+5% $88	+10% $141
Rate	-1.0pp $111	-0.5pp $73	base $35	+0.5pp $-4	+1.0pp $-43

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-22
   days on market $149,900 Active 19 DOM
2. 2026-06-21
   days on market $149,900 Active 18 DOM
3. 2026-06-19
   days on market $149,900 Active 16 DOM
4. 2026-06-18
   days on market $149,900 Active 15 DOM
5. 2026-06-17
   days on market $149,900 Active 14 DOM
6. 2026-06-16
   days on market $149,900 Active 13 DOM
7. 2026-06-15
   days on market $149,900 Active 12 DOM
8. 2026-06-14
   days on market $149,900 Active 10 DOM
9. 2026-06-12
   days on market $149,900 Active 9 DOM
10. 2026-06-09
    days on market $149,900 Active 6 DOM
11. 2026-06-08
    days on market $149,900 Active 5 DOM
12. 2026-06-07
    days on market $149,900 Active 4 DOM
13. 2026-06-07
    days on market $149,900 Active 3 DOM
14. 2026-06-03
    remarks 699-char remark
15. 2026-06-03
    listed $149,900 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: $2,148 · $179/mo
• Projected year-2 tax: $2,251 · $188/mo
• Expected delta: +$103/yr (+$9/mo · 4.8%)

ⓘ 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 3/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,141
• − Mortgage interest: −$8,397
• − Property taxes: −$2,148
• − Insurance: −$750
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$4,361
• Taxable loss: −$2,096
• Est. tax savings @ 24.0%: +$503
• After-tax cash flow: $924/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: Fort Madison Community School District
• NCES district ID: 1911850
• Math proficiency: 55% ▼ -7.00%
• Reading proficiency: 58% ▼ -2.00%
• Median HH income: $46,801
• Composite: 47.87/100
• National rank: #2218
• State rank: #260 of 289 in IA

Livability — Fort Madison

• Score: 75/100
• State rank: #230
• US rank: #4353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Madison, IA
• Population (ZIP): 12,585

Population outlook (Lee County) Hauer SSP2

• Today (2025): 33,813 people
• By 2030: 32,835 · -2.9%
• By 2040: 30,690 · -9.2%
• By 2050: 28,777 · -14.9%
• By 2075: 25,568 · -24.4%
• By 2100: 21,983 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 5% Black 4%
• Common ancestry: Slovak 2% Portuguese 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+27.8) · D 35.0% · R 62.9% · Other 2.1%
• 2008→2024 swing: -43.8pp toward R · 2008: 16.0pp · 2024: -27.8pp
• All cycles: 2024: R+27.8 2020: R+19.3 2016: R+16.1 2012: D+16.0 2008: D+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.32%
• Current HPI: 175.7708
• 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

+73.3% since first listed

4 events — show timeline

• 2026-06-02 Listed $149,900 IAR
• 2015-07-01 Sold (Public Records) $86,500 Public Records
• 2015-06-26 Sold (MLS) $86,500 IAR
• 2015-05-04 Listed $86,500 IAR

Property tax history

+3.1%/yr

Latest (2025): $2,148 · +1.6% YoY. Source: county tax records.