313 S 18th Ave · Marshalltown, IA 50158

$120,000

3 bd · 1.0 ba · 1,378 sqft · SingleFamily public records · 5 Days on market

Built 1950 $87/sqft · 36% below area Est $144k · 17% under

---

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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.2/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming 1.5 story 1,170 sq ft, 3 bedroom, 1 full bath on the main level. Perfect as a starter home!!! Newer updates include: roof on garage in 2021 when weather permits, newer windows 2016, and a new A/C 2021. There also is a 2 stall detached garage with plenty of space! Don't delay this home will not last long!! Call today to schedule your private showing!

Key facts

• 2 garage spots
• Built 1950
• Listed 5 days

Property features AI

Finance

• Other: Home warranty included

Exterior

• Parking: Detached concrete garage with 2 spaces
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Single-family residence; One and one-half stories; Residential property
• Construction: Foundation area 780
• Exterior features: Shingle roof; Lot about 0.19 acres

Interior

• Kitchen: Range; Microwave; Refrigerator
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Basement present; Range, Microwave, Refrigerator; Washer and Dryer included
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.8% vs local median 4.5% in Marshalltown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#133 in IA, #2,464 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, amenities F.
• Marshalltown Community School District (town): math 50% / reading 52% proficiency, ranked #278 of 289 in IA (top 96%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 161 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 35 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Marshall County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $77k; list at $120k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1950 — 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. 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.
4. 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.
5. 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: 1.12% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.05%
• DSCR: 1.40
• GRM: 7.4

CMA / ARV

• ARV (median comp): $143,863
• List price: $120,000
• Delta: -16.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1605 Elder Dr	0.16mi	2/1.5 (-1)	1,348 (-2%)	2mo	$153,500	$114	80
307 S 15th Ave	0.20mi	3/1.5	1,299 (-6%)	3mo	$135,000	$104	77
1402 E Nevada St	0.23mi	3/1.5	1,536 (+12%)	0mo	$122,500	$80	68
1606 E Nevada St	0.10mi	3/1.0	1,184 (-14%)	10mo	$120,000	$101	64
311 South 15th Ave	0.19mi	3/2.0	1,218 (-12%)	23mo	$130,000	$107	49
1016 E Anson St	0.75mi	3/2.0	1,275 (-8%)	9mo	$107,500	$84	41
907 E State St	0.74mi	3/1.0	1,201 (-13%)	8mo	$25,000	$21	37
1107 May St	0.68mi	4/1.5 (+1)	1,544 (+12%)	11mo	$108,780	$70	32

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-3,299
• Equity at exit: $17,892

10-year hold

• IRR: 7.1%
• Equity multiple: 1.53×
• Total profit: $17,944
• Equity at exit: $10,375

Cash invested: $33,600 (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 50158

• Active inventory: 161
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,347 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$132 /mo · $1,582/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $253

Break-even live

Break-even rent $1,027

Max offer price $120,000

Occupancy floor 76%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 E Olive St Marshalltown, IA	2.0–3.0	1.5	1200	$1,550	$1.29	44d	4	1.36mi

Listing history 9 events

1. 2026-05-11
   status Pending 328-char remark
2. 2026-05-05
   listed $120,000 Active 328-char remark
3. 2021-03-18
   soldstatus $77,000 381-char remark

   Show marketing remark (381 chars)

   Welcome home to this charming 1.5 story 1,170 sq ft, 3 bedroom, 1 full bath on the main level. Perfect as a starter home!!! Newer updates include: roof on garage in 2021 when weather permits, newer windows 2016, and a new A/C 2021. There also is a 2 stall detached garage with plenty of space! Don't delay this home will not last long!! Call today to schedule your private showing!

4. 2021-03-18
   soldstatus $77,000

   Show marketing remark (381 chars)

   Welcome home to this charming 1.5 story 1,170 sq ft, 3 bedroom, 1 full bath on the main level. Perfect as a starter home!!! Newer updates include: roof on garage in 2021 when weather permits, newer windows 2016, and a new A/C 2021. There also is a 2 stall detached garage with plenty of space! Don't delay this home will not last long!! Call today to schedule your private showing!

5. 2021-02-18
   listed $84,900 381-char remark

   Show marketing remark (381 chars)

   Welcome home to this charming 1.5 story 1,170 sq ft, 3 bedroom, 1 full bath on the main level. Perfect as a starter home!!! Newer updates include: roof on garage in 2021 when weather permits, newer windows 2016, and a new A/C 2021. There also is a 2 stall detached garage with plenty of space! Don't delay this home will not last long!! Call today to schedule your private showing!

6. 2016-03-23
   soldstatus $70,000
7. 2016-03-21
   soldstatus $70,000

   Show marketing remark (214 chars)

   3 BDRM 1 1/2 Story home that sits next to a park. Open floor plan Lower level has a family room and lots of storage. Steel roof in 2012, new hot water heater and painted. 2 Stall detached garage and fenced in yard.

8. 2015-08-06
   listed $74,900

   Show marketing remark (214 chars)

   3 BDRM 1 1/2 Story home that sits next to a park. Open floor plan Lower level has a family room and lots of storage. Steel roof in 2012, new hot water heater and painted. 2 Stall detached garage and fenced in yard.

9. 1989-05-26
   soldstatus $37,000

ⓘ 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: $1,582 · $132/mo
• Projected year-2 tax: $1,733 · $144/mo
• Expected delta: +$151/yr (+$13/mo · 9.5%)

ⓘ 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 3/10 Moderate
• 🌡 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: $16,170
• − Mortgage interest: −$6,722
• − Property taxes: −$1,582
• − Insurance: −$600
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$3,491
• Taxable income: $1,188
• Est. tax owed @ 24.0%: −$285
• After-tax cash flow: $2,755/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: Marshalltown Community School District
• NCES district ID: 1918720
• Math proficiency: 50% ▼ -8.00%
• Reading proficiency: 52% ▬ 0.00%
• Median HH income: $47,877
• Composite: 43.41/100
• National rank: #3015
• State rank: #278 of 289 in IA

Livability — Marshalltown

• Score: 78/100
• State rank: #133
• US rank: #2464

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marshalltown, IA
• County: Marshall County · 31,396 people
• City population: 31,396
• Metro: Marshalltown, IA
• Population (ZIP): 31,396
• Household income: $70,367
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 369.0

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 41,166 people
• By 2030: 41,477 · +0.8%
• By 2040: 42,548 · +3.4%
• By 2050: 44,472 · +8.0%
• By 2075: 52,719 · +28.1%
• By 2100: 60,912 · +48.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 30% Two or more races 14% Asian 5% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Portuguese 3% Italian 2% Iranian 1%
• Foreign-born: 17% · Canada, Philippines, China
• Languages at home: 71% English-only · Spanish 24% Other Asian/Pacific 4% French/Haitian/Cajun 1%

Political lean MEDSL · Marshall

• 2024 margin: R (+15.6) · D 41.4% · R 57.0% · Other 1.6%
• 2008→2024 swing: -24.9pp toward R · 2008: 9.3pp · 2024: -15.6pp
• All cycles: 2024: R+15.6 2020: R+7.7 2016: R+8.5 2012: D+8.9 2008: D+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -161.80%
• Current HPI: 177.4692
• Rent YoY: —
• Metro: Marshalltown, IA
• 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

+224.3% since first listed

9 events — show timeline

• 2026-05-11 Pending — IAR
• 2026-05-05 Listed $120,000 IAR
• 2021-03-18 Sold (Public Records) $77,000 Public Records
• 2021-03-18 Sold (MLS) $77,000 IAR
• 2021-02-18 Listed $84,900 IAR
• 2016-03-23 Sold (Public Records) $70,000 Public Records
• 2016-03-21 Sold (MLS) $70,000 IAR
• 2015-08-06 Listed $74,900 IAR
• 1989-05-26 Sold (Public Records) $37,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,582 · -1.7% YoY. Source: county tax records.