307 N Ringgold St · Kellerton, IA 50133

$62,500

2 bd · 1.0 ba · 624 sqft · Other public records · 178 Days on market

Built 1903 0.25 ac lot $100/sqft · 221% above area

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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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• 1% rule +6.1/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well-maintained 2-bedroom, 2-bath home offering 1,061 square feet of living space. Recent updates include a new electrical box with some updated outlets, a newly added kitchen pantry, and a newer roof approximately 4–5 years old. A pellet stove provides efficient heat and added comfort. Functional floor plan with practical storage throughout. Located on a quiet residential street in Kellerton, offering small-town living with convenience and value. Suitable for owner-occupants or investors.

Key facts

• New kitchen pantry
• Newer roof
• Pellet stove

Tags

• NEW ELECTRICAL BOX
• UPDATED OUTLETS
• NEW KITCHEN PANTRY
• NEWER ROOF
• PELLET STOVE
• FUNCTIONAL FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $62k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($693 rent vs $62k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#847 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities F.
• Mount Ayr Community School District (rural): math 80% / reading 78% proficiency, ranked #41 of 289 in IA (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 6 active listings in the ZIP; 3 units permitted in Ringgold County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($432 loan paydown + $2k appreciation (3.0% local appreciation)).
• Ringgold County population projected at -10% 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $50k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1903 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.11% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.53%
• DSCR: 1.51
• GRM: 7.5

CMA / ARV

• ARV (median comp): $33,056
• List price: $62,500
• Delta: 89.07%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.3%
• Equity multiple: 2.04×
• Total profit: $18,218
• Equity at exit: $28,103

10-year hold

• IRR: 19.6%
• Equity multiple: 3.85×
• Total profit: $49,824
• Equity at exit: $43,310

Cash invested: $17,500 (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 50133

• Active inventory: 6
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $693 medium
• Mortgage (P&I): −$328
• Tax from tax record: −$26 /mo · $308/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$146
• Net cashflow: $168

Break-even live

Break-even rent $480

Max offer price $62,500

Occupancy floor 71%

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $62,500 Active 178 DOM
2. 2026-06-17
   days on market $62,500 Active 177 DOM
3. 2026-06-16
   days on market $62,500 Active 176 DOM
4. 2026-06-15
   days on market $62,500 Active 175 DOM
5. 2026-06-13
   days on market $62,500 Active 173 DOM
6. 2026-06-12
   days on market $62,500 Active 172 DOM
7. 2026-06-09
   days on market $62,500 Active 169 DOM
8. 2026-06-08
   days on market $62,500 Active 168 DOM
9. 2026-06-07
   days on market $62,500 Active 167 DOM
10. 2026-06-07
    days on market $62,500 Active 166 DOM
11. 2026-06-04
    days on market $62,500 Active 163 DOM
12. 2026-06-02
    days on market $62,500 Active 162 DOM
13. 2026-06-01
    days on market $62,500 Active 161 DOM
14. 2026-05-31
    days on market $62,500 Active 160 DOM
15. 2026-05-31
    days on market $62,500 Active 159 DOM
16. 2025-12-22
    listed $62,500 Active 500-char remark

    Show marketing remark (500 chars)

    Well-maintained 2-bedroom, 2-bath home offering 1,061 square feet of living space. Recent updates include a new electrical box with some updated outlets, a newly added kitchen pantry, and a newer roof approximately 4–5 years old. A pellet stove provides efficient heat and added comfort. Functional floor plan with practical storage throughout. Located on a quiet residential street in Kellerton, offering small-town living with convenience and value. Suitable for owner-occupants or investors.

17. 2024-12-16
    soldstatus $50,000
18. 2024-12-10
    soldstatus $50,000 Closed 424-char remark

    Show marketing remark (424 chars)

    Why rent when you can buy? This home offers affordable living and small-town life. With two bedrooms upstairs, a large full bath on the main level and a half bath upstairs this home checks all the boxes!. There is a third room upstairs that is perfect for an office, craft room, man cave. .. .. anything you need extra space for! Don't forget the large yard which offers space for gardening, playsets, or just for enjoying!

19. 2024-11-10
    status Pending 424-char remark

    Show marketing remark (424 chars)

    Why rent when you can buy? This home offers affordable living and small-town life. With two bedrooms upstairs, a large full bath on the main level and a half bath upstairs this home checks all the boxes!. There is a third room upstairs that is perfect for an office, craft room, man cave. .. .. anything you need extra space for! Don't forget the large yard which offers space for gardening, playsets, or just for enjoying!

20. 2024-11-02
    price $60,000 424-char remark

    Show marketing remark (424 chars)

    Why rent when you can buy? This home offers affordable living and small-town life. With two bedrooms upstairs, a large full bath on the main level and a half bath upstairs this home checks all the boxes!. There is a third room upstairs that is perfect for an office, craft room, man cave. .. .. anything you need extra space for! Don't forget the large yard which offers space for gardening, playsets, or just for enjoying!

21. 2024-10-01
    listed $70,000 Active 424-char remark

    Show marketing remark (424 chars)

    Why rent when you can buy? This home offers affordable living and small-town life. With two bedrooms upstairs, a large full bath on the main level and a half bath upstairs this home checks all the boxes!. There is a third room upstairs that is perfect for an office, craft room, man cave. .. .. anything you need extra space for! Don't forget the large yard which offers space for gardening, playsets, or just for enjoying!

22. 2008-10-27
    soldstatus $30,001

ⓘ 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: $308 · $26/mo
• Projected year-2 tax: $645 · $54/mo
• Expected delta: +$337/yr (+$28/mo · 109.3%)

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

Taxation est. · year 1

• Rental income: $8,319
• − Mortgage interest: −$3,501
• − Property taxes: −$308
• − Insurance: −$312
• − Repairs & maintenance: −$665
• − Management: −$665
• − Depreciation: −$1,818
• Taxable income: $1,048
• Est. tax owed @ 24.0%: −$251
• After-tax cash flow: $1,767/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: Mount Ayr Community School District
• NCES district ID: 1919860
• Math proficiency: 80% ▼ -4.00%
• Reading proficiency: 78% ▼ -4.00%
• Median HH income: $45,087
• Composite: 66.38/100
• National rank: #422
• State rank: #41 of 289 in IA

Livability — Kellerton

• Score: 60/100
• State rank: #847
• US rank: #19462

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kellerton, IA
• Population (ZIP): 589

Population outlook (Ringgold County) Hauer SSP2

• Today (2025): 4,919 people
• By 2030: 4,820 · -2.0%
• By 2040: 4,617 · -6.1%
• By 2050: 4,404 · -10.5%
• By 2075: 3,931 · -20.1%
• By 2100: 3,250 · -33.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 5%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Iranian 5%
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Ringgold

• 2024 margin: Solid R (+51.3) · D 23.8% · R 75.1% · Other 1.1%
• 2008→2024 swing: -45.2pp toward R · 2008: -6.1pp · 2024: -51.3pp
• All cycles: 2024: R+51.3 2020: R+46.4 2016: R+39.8 2012: R+7.2 2008: R+6.1

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

+108.3% since first listed

7 events — show timeline

• 2025-12-22 Listed $62,500 IAR
• 2024-12-16 Sold (Public Records) $50,000 Public Records
• 2024-12-10 Sold (MLS) $50,000 IAR
• 2024-11-10 Pending — IAR
• 2024-11-02 Price Changed $60,000 IAR
• 2024-10-01 Listed $70,000 IAR
• 2008-10-27 Sold (Public Records) $30,001 Public Records

Property tax history

+4.3%/yr

Latest (2025): $308 · -52.3% YoY. Source: county tax records.