310 Ash St · McGregor, IA 52157

$95,000

3 bd · 1.5 ba · 1,180 sqft · SingleFamily public records · 63 Days on market

Built 1905 9,309 sqft lot $81/sqft · 13% below area Est $107k · 11% under

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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 +22.3/30.0
• ARV discount +12.7/15.0
• DSCR +7.1/10.0
• 1% rule +5.7/10.0
• Schools +5.5/10.0
• Appreciation +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover the charm of small-town living with this 4-bedroom home, perfectly situated for an effortless downtown lifestyle. Just a short stroll from McGregor's bustling main street, you'll have easy access to delightful eateries, local shops, and the scenic Mississippi River. This home has received extensive upgrades over the last year and offers a fantastic canvas for your personal touches. The flexible floor plan features one bedroom on the main floor and three additional bedrooms upstairs, complete with extra storage. The exterior provides practical amenities including a detached one-car garage, a carport, and dedicated off-street parking. In the rear, a private, secluded area is ideal for grilling and unwinding after a day of exploring. With spectacular hiking and views at nearby State and National Parks, this is your opportunity to embrace the best of McGregor living. Don’t wait—schedule your tour today!

Key facts

• Extra storage
• Extensive upgrades
• Flexible floor plan

Tags

• EXTENSIVE UPGRADES
• FLEXIBLE FLOOR PLAN
• EXTRA STORAGE
• DETACHED GARAGE
• OFF-STREET PARKING
• PRIVATE AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#279 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Mfl Marmac Community School District (rural): math 62% / reading 68% proficiency, ranked #198 of 289 in IA (top 68%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 31 active listings in the ZIP; 48 units permitted in Clayton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($657 loan paydown + $3k appreciation (3.0% local appreciation)).
• Clayton County population projected at -21% 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $63k; list at $95k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.07% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.04%
• DSCR: 1.31
• GRM: 7.8

CMA / ARV

• ARV (median comp): $107,306
• List price: $95,000
• Delta: -11.47%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
623 Main St	0.49mi	3/1.5	1,224 (+4%)	9mo	$93,000	$76	63
518 Main Street Cmn	0.38mi	2/1.0 (-1)	1,088 (-8%)	4mo	$83,000	$76	59
1002 Tangelwood Dr	0.75mi	2/2.0 (-1)	1,296 (+10%)	0mo	$294,000	$227	42

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: 11.8%
• Equity multiple: 1.67×
• Total profit: $17,894
• Equity at exit: $42,716

10-year hold

• IRR: 13.9%
• Equity multiple: 3.06×
• Total profit: $54,794
• Equity at exit: $65,831

Cash invested: $26,600 (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 52157

• Active inventory: 31
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,015 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$108 /mo · $1,294/yr
• Insurance: −$40
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $101

Break-even live

Break-even rent $888

Max offer price $95,000

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $95,000 Active 63 DOM
2. 2026-06-17
   days on market $95,000 Active 62 DOM
3. 2026-06-16
   days on market $95,000 Active 61 DOM
4. 2026-06-15
   days on market $95,000 Active 60 DOM
5. 2026-06-13
   days on market $95,000 Active 58 DOM
6. 2026-06-12
   days on market $95,000 Active 57 DOM
7. 2026-06-09
   days on market $95,000 Active 54 DOM
8. 2026-06-08
   days on market $95,000 Active 53 DOM
9. 2026-06-07
   days on market $95,000 Active 52 DOM
10. 2026-06-07
    days on market $95,000 Active 51 DOM
11. 2026-06-04
    days on market $95,000 Active 48 DOM
12. 2026-06-02
    days on market $95,000 Active 47 DOM
13. 2026-06-01
    days on market $95,000 Active 46 DOM
14. 2026-05-31
    days on market $95,000 Active 45 DOM
15. 2026-05-31
    days on market $95,000 Active 44 DOM
16. 2026-04-16
    listed $99,000 Active 933-char remark

    Show marketing remark (933 chars)

    Discover the charm of small-town living with this 4-bedroom home, perfectly situated for an effortless downtown lifestyle. Just a short stroll from McGregor's bustling main street, you'll have easy access to delightful eateries, local shops, and the scenic Mississippi River. This home has received extensive upgrades over the last year and offers a fantastic canvas for your personal touches. The flexible floor plan features one bedroom on the main floor and three additional bedrooms upstairs, complete with extra storage. The exterior provides practical amenities including a detached one-car garage, a carport, and dedicated off-street parking. In the rear, a private, secluded area is ideal for grilling and unwinding after a day of exploring. With spectacular hiking and views at nearby State and National Parks, this is your opportunity to embrace the best of McGregor living. Don’t wait—schedule your tour today!

17. 2024-07-30
    soldstatus $63,000
18. 2024-07-29
    soldstatus $63,000 Closed 547-char remark

    Show marketing remark (547 chars)

    This 3 Bedroom home is just a short walk to downtown McGregor, eating and drinking establishments, stores and the Mississippi River. The main floor is currently under renovation and awaiting your finishing touches. 3 bedrooms upstairs plus extra storage. Outside you will find a 1 car garage, carport and off street parking area. Private area behind the house is great for a grill and area to unwind. McGregor is located a short distance from State and National Parks offering hiking with amazing views. Call today to take a look at this property!

19. 2024-05-28
    status Pending 547-char remark

    Show marketing remark (547 chars)

    This 3 Bedroom home is just a short walk to downtown McGregor, eating and drinking establishments, stores and the Mississippi River. The main floor is currently under renovation and awaiting your finishing touches. 3 bedrooms upstairs plus extra storage. Outside you will find a 1 car garage, carport and off street parking area. Private area behind the house is great for a grill and area to unwind. McGregor is located a short distance from State and National Parks offering hiking with amazing views. Call today to take a look at this property!

20. 2024-04-17
    listed $65,000 Active 547-char remark

    Show marketing remark (547 chars)

    This 3 Bedroom home is just a short walk to downtown McGregor, eating and drinking establishments, stores and the Mississippi River. The main floor is currently under renovation and awaiting your finishing touches. 3 bedrooms upstairs plus extra storage. Outside you will find a 1 car garage, carport and off street parking area. Private area behind the house is great for a grill and area to unwind. McGregor is located a short distance from State and National Parks offering hiking with amazing views. Call today to take a look at this property!

21. 2021-09-09
    soldstatus $69,000
22. 2021-07-30
    soldstatus $69,000
23. 2021-06-25
    listed $69,000

ⓘ 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: $1,294 · $108/mo
• Projected year-2 tax: $1,393 · $116/mo
• Expected delta: +$99/yr (+$8/mo · 7.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,178
• − Mortgage interest: −$5,321
• − Property taxes: −$1,294
• − Insurance: −$1,142
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$2,764
• Taxable loss: −$291
• Est. tax savings @ 24.0%: +$70
• After-tax cash flow: $1,277/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: Mfl Marmac Community School District
• NCES district ID: 1918120
• Math proficiency: 62% ▼ -2.00%
• Reading proficiency: 68% ▼ -3.00%
• Median HH income: $47,395
• Composite: 54.95/100
• National rank: #1305
• State rank: #198 of 289 in IA

Livability — McGregor

• Score: 73/100
• State rank: #279
• US rank: #5387

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McGregor, IA
• Population (ZIP): 1,379

Population outlook (Clayton County) Hauer SSP2

• Today (2025): 16,656 people
• By 2030: 15,986 · -4.0%
• By 2040: 14,554 · -12.6%
• By 2050: 13,187 · -20.8%
• By 2075: 11,131 · -33.2%
• By 2100: 9,733 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Portuguese 11% Lithuanian 1% Iranian 1%
• Foreign-born: 0%
• Languages at home: 95% English-only · Spanish 4% French/Haitian/Cajun 1%

Political lean MEDSL · Clayton

• 2024 margin: Solid R (+34.5) · D 32.2% · R 66.7% · Other 1.2%
• 2008→2024 swing: -51.7pp toward R · 2008: 17.2pp · 2024: -34.5pp
• All cycles: 2024: R+34.5 2020: R+28.8 2016: R+22.8 2012: D+6.9 2008: D+17.2

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

+43.5% since first listed

8 events — show timeline

• 2026-04-16 Listed $99,000 NEIRBR as distributed by MLS GRID
• 2024-07-30 Sold (Public Records) $63,000 Public Records
• 2024-07-29 Sold (MLS) $63,000 NEIRBR as distributed by MLS GRID
• 2024-05-28 Pending — NEIRBR as distributed by MLS GRID
• 2024-04-17 Listed $65,000 NEIRBR as distributed by MLS GRID
• 2021-09-09 Sold (Public Records) $69,000 Public Records
• 2021-07-30 Sold (MLS) $69,000 NEIRBR as distributed by MLS GRID
• 2021-06-25 Listed $69,000 NEIRBR as distributed by MLS GRID

Property tax history

+5.5%/yr

Latest (2025): $1,294 · +1.9% YoY. Source: county tax records.