106 7th Ave · Defiance, IA 51527

$135,000

4 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 7 Days on market

Built 1880 0.59 ac lot Est $230k · 41% 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 +16.8/30.0
• ARV discount +15.0/15.0
• Schools +6.3/10.0
• Appreciation +5.9/10.0
• DSCR +5.2/10.0
• 1% rule +4.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Rare and lovingly cared for! 2-story, 4-bedroom, 1.5 bath, brick home with (20 x 24) detached garage in Defiance, Iowa. This home features 2 stately front porches, both are 7 x 26, one is 2nd story balcony porch. All situated on almost a . 6-acre, nicely landscaped, park-like site in Defiance, Iowa; which is located mid-way between Harlan and Denison on Highway 59. Main level: spacious living room; formal dining room; kitchen with stainless steel appliances; and bath with stool, vanity, and laundry. Upper level has 4 bedrooms and bath with vanity, stool, and tub/shower. Large partially finished attic storage area accessible by stairway on 2nd level. Basement with hobby area. Updated shingles, many floor coverings, windows, furnace, and more!

Key facts

• 0.59 acre lot
• Garage
• Built 1880

Tags

• CLASSIC 2 STORY BRICK HOME
• NICELY LANDSCAPED PARCEL
• LARGE PARTIALLY FINISHED ATTIC
• SPACE WELL SUITED FOR HOBBIES

Property features AI

Exterior

• Parking: Detached garage; Asphalt driveway; 1 garage space
• Utilities: Public sewer
• Home design: Single-family residential; Residential property
• Construction: Brick construction
• Exterior features: Lot approximately 0.59 acres (150 x 170)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $86 ($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 $125k (7.3% below list).
• Recommended offer: $125k (7.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#890 in IA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: employment D, schools F, amenities F.
• Harlan Community School District (town): math 72% / reading 77% proficiency, ranked #81 of 289 in IA (top 28%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 2 active listings in the ZIP; 8 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($933 loan paydown + $2k appreciation (1.8% local appreciation)).
• Shelby County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 27y 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 $117k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,093 (7.3% below list)

Questions for the listing agent

1. Built in 1880 — 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. 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: 0.93% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.73%
• DSCR: 1.12
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $230,496
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 8th Ave	0.12mi	3/2.5 (-1)	1,356 (-14%)	7mo	$200,000	$147	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.36×
• Total profit: $13,500
• Equity at exit: $51,934

10-year hold

• IRR: 10.2%
• Equity multiple: 2.35×
• Total profit: $51,167
• Equity at exit: $73,789

Cash invested: $37,800 (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 51527

• Home prices YoY: 1.1%
• Active inventory: 2
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,251 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$138 /mo · $1,656/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $86

Break-even live

Break-even rent $1,142

Max offer price $135,000

Occupancy floor 88%

Sensitivity live

Price	-10% $162	-5% $124	+0% $86	+5% $48	+10% $10
Rent	-10% $-13	-5% $37	+0% $86	+5% $135	+10% $185
Rate	-1.0pp $154	-0.5pp $120	base $86	+0.5pp $51	+1.0pp $15

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-21
   listed $135,000 Active
2. 2019-09-25
   soldstatus $117,000 751-char remark

   Show marketing remark (751 chars)

   Rare and lovingly cared for! 2-story, 4-bedroom, 1.5 bath, brick home with (20 x 24) detached garage in Defiance, Iowa. This home features 2 stately front porches, both are 7 x 26, one is 2nd story balcony porch. All situated on almost a . 6-acre, nicely landscaped, park-like site in Defiance, Iowa; which is located mid-way between Harlan and Denison on Highway 59. Main level: spacious living room; formal dining room; kitchen with stainless steel appliances; and bath with stool, vanity, and laundry. Upper level has 4 bedrooms and bath with vanity, stool, and tub/shower. Large partially finished attic storage area accessible by stairway on 2nd level. Basement with hobby area. Updated shingles, many floor coverings, windows, furnace, and more!

3. 2019-09-25
   soldstatus $117,000

   Show marketing remark (751 chars)

   Rare and lovingly cared for! 2-story, 4-bedroom, 1.5 bath, brick home with (20 x 24) detached garage in Defiance, Iowa. This home features 2 stately front porches, both are 7 x 26, one is 2nd story balcony porch. All situated on almost a . 6-acre, nicely landscaped, park-like site in Defiance, Iowa; which is located mid-way between Harlan and Denison on Highway 59. Main level: spacious living room; formal dining room; kitchen with stainless steel appliances; and bath with stool, vanity, and laundry. Upper level has 4 bedrooms and bath with vanity, stool, and tub/shower. Large partially finished attic storage area accessible by stairway on 2nd level. Basement with hobby area. Updated shingles, many floor coverings, windows, furnace, and more!

4. 2019-06-08
   listed $129,000 751-char remark

   Show marketing remark (751 chars)

   Rare and lovingly cared for! 2-story, 4-bedroom, 1.5 bath, brick home with (20 x 24) detached garage in Defiance, Iowa. This home features 2 stately front porches, both are 7 x 26, one is 2nd story balcony porch. All situated on almost a . 6-acre, nicely landscaped, park-like site in Defiance, Iowa; which is located mid-way between Harlan and Denison on Highway 59. Main level: spacious living room; formal dining room; kitchen with stainless steel appliances; and bath with stool, vanity, and laundry. Upper level has 4 bedrooms and bath with vanity, stool, and tub/shower. Large partially finished attic storage area accessible by stairway on 2nd level. Basement with hobby area. Updated shingles, many floor coverings, windows, furnace, and more!

5. 2000-06-30
   soldstatus $58,500 233-char remark

   Show marketing remark (233 chars)

   UPDATED KITCHEN & BATHS, OPEN STAIRWAY, NEWER FURNACE & A/C UPDATED WIRING, EXTRA LARGE LOT. HOME IS LISTED ON THE NATIONAL REGISTER OF HISTORIC PLACES. ROOF BEGINNING TO SHOW NEED FOR REPLACMENT. PORTABLE DISHWASER STAYS

6. 1999-12-03
   listed $59,900 233-char remark

   Show marketing remark (233 chars)

   UPDATED KITCHEN & BATHS, OPEN STAIRWAY, NEWER FURNACE & A/C UPDATED WIRING, EXTRA LARGE LOT. HOME IS LISTED ON THE NATIONAL REGISTER OF HISTORIC PLACES. ROOF BEGINNING TO SHOW NEED FOR REPLACMENT. PORTABLE DISHWASER STAYS

ⓘ 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: $1,656 · $138/mo
• Projected year-2 tax: $1,888 · $157/mo
• Expected delta: +$232/yr (+$19/mo · 14.0%)

ⓘ 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 ≥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: $15,011
• − Mortgage interest: −$7,562
• − Property taxes: −$1,656
• − Insurance: −$675
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$3,927
• Taxable loss: −$1,211
• Est. tax savings @ 24.0%: +$291
• After-tax cash flow: $1,323/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: Harlan Community School District
• NCES district ID: 1913500
• Math proficiency: 72% ▼ -7.00%
• Reading proficiency: 77% ▼ -3.00%
• Median HH income: $48,557
• Composite: 62.95/100
• National rank: #656
• State rank: #81 of 289 in IA

Livability — Defiance

• Score: 58/100
• State rank: #890
• US rank: #20835

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Defiance, IA
• Population (ZIP): 346

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 11,637 people
• By 2030: 11,472 · -1.4%
• By 2040: 11,146 · -4.2%
• By 2050: 10,791 · -7.3%
• By 2075: 10,601 · -8.9%
• By 2100: 10,338 · -11.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 2%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Italian 4% Lithuanian 3% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+43.0) · D 27.9% · R 70.9% · Other 1.2%
• 2008→2024 swing: -33.3pp toward R · 2008: -9.7pp · 2024: -43.0pp
• All cycles: 2024: R+43.0 2020: R+40.3 2016: R+42.9 2012: R+22.2 2008: R+9.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.82%
• Current HPI: 173.5992
• 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

+125.4% since first listed

6 events — show timeline

• 2026-05-21 Listed $135,000 IAR
• 2019-09-25 Sold (Public Records) $117,000 Public Records
• 2019-09-25 Sold (MLS) $117,000 IAR
• 2019-06-08 Listed $129,000 IAR
• 2000-06-30 Sold (MLS) $58,500 SWIAR
• 1999-12-03 Listed $59,900 SWIAR

Property tax history

+9.1%/yr

Latest (2025): $1,656 · +2.6% YoY. Source: county tax records.