2007 7th Ave · University Park, IA 52595

$125,000

5 bd · 2.5 ba · 2,320 sqft · SingleFamily public records · 290 Days on market

Built 1900 0.34 ac lot $54/sqft · 45% below area Est $227k · 45% 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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• Appreciation +6.2/10.0
• 1% rule +5.4/10.0
• Schools +5.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This spacious home is situated on a double lot measuring 120x120. An addition has been made that includes a living room with a fireplace, a main bedroom, and a double car garage. There is also an enclosed back porch that serves as a pantry and a laundry area on the main floor. Please note that this home has several projects already started and some repairs that still need to be completed. this property is being sold in AS IS CONDITION.

Key facts

• Enclosed back porch
• Laundry area
• Double lot

Tags

• DOUBLE LOT
• LIVING ROOM WITH FIREPLACE
• ENCLOSED BACK PORCH
• LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#762 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: crime C-, amenities F, commute F.
• Oskaloosa Community School District (rural): math 62% / reading 67% proficiency, ranked #208 of 289 in IA (top 72%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Oskaloosa Elementary School (math 67% / reading 62%, grade B, #317 of 616 statewide, top 58%, 886 students, 53% FRL); Oskaloosa Middle School (math 65% / reading 71%, grade A-, #131 of 246 statewide, top 53%, 454 students, 49% FRL); Oskaloosa High School (math 55% / reading 67%, grade C+, #258 of 336 statewide, top 78%, 600 students, 36% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 3 active listings in the ZIP; 13 units permitted in Mahaska County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($864 loan paydown + $3k appreciation (2.4% local appreciation)).
• Mahaska County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 290 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 290 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 1900 — 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: 1.04% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.17%
• DSCR: 1.23
• GRM: 8.0

CMA / ARV

• ARV (median comp): $227,132
• List price: $125,000
• Delta: -44.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
906 Center St	0.17mi	4/2.5 (-1)	2,140 (-8%)	8mo	$270,000	$126	68
1013 Peniel St	0.24mi	5/1.5	2,174 (-6%)	19mo	$105,000	$48	59
2206 8th Ave E	0.17mi	4/2.0 (-1)	2,161 (-7%)	20mo	$185,000	$86	57
214 Terrace Dr	0.64mi	4/2.5 (-1)	2,001 (-14%)	8mo	$288,500	$144	36

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

Projected returns pro-forma

2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.59×
• Total profit: $20,477
• Equity at exit: $51,732

10-year hold

• IRR: 13.3%
• Equity multiple: 2.85×
• Total profit: $64,874
• Equity at exit: $76,408

Cash invested: $35,000 (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 52595

• Home prices YoY: 1.9%
• Active inventory: 3
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$169 /mo · $2,026/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $151

Break-even live

Break-even rent $1,109

Max offer price $125,000

Occupancy floor 83%

Sensitivity live

Price	-10% $221	-5% $186	+0% $151	+5% $115	+10% $80
Rent	-10% $48	-5% $99	+0% $151	+5% $202	+10% $253
Rate	-1.0pp $214	-0.5pp $182	base $151	+0.5pp $118	+1.0pp $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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $125,000 Active 290 DOM
2. 2026-06-21
   days on market $125,000 Active 289 DOM
3. 2026-06-18
   days on market $125,000 Active 287 DOM
4. 2026-06-17
   days on market $125,000 Active 286 DOM
5. 2026-06-16
   days on market $125,000 Active 285 DOM
6. 2026-06-15
   days on market $125,000 Active 284 DOM
7. 2026-06-13
   days on market $125,000 Active 282 DOM
8. 2026-06-12
   days on market $125,000 Active 281 DOM
9. 2026-06-09
   days on market $125,000 Active 278 DOM
10. 2026-06-08
    days on market $125,000 Active 277 DOM
11. 2026-06-07
    days on market $125,000 Active 276 DOM
12. 2026-06-07
    days on market $125,000 Active 275 DOM
13. 2026-06-04
    days on market $125,000 Active 272 DOM
14. 2026-06-02
    days on market $125,000 Active 271 DOM
15. 2026-06-01
    days on market $125,000 Active 270 DOM
16. 2026-05-31
    days on market $125,000 Active 269 DOM
17. 2026-05-31
    days on market $125,000 Active 268 DOM
18. 2025-12-01
    price $125,000 439-char remark

    Show marketing remark (439 chars)

    This spacious home is situated on a double lot measuring 120x120. An addition has been made that includes a living room with a fireplace, a main bedroom, and a double car garage. There is also an enclosed back porch that serves as a pantry and a laundry area on the main floor. Please note that this home has several projects already started and some repairs that still need to be completed. this property is being sold in AS IS CONDITION.

19. 2025-10-03
    price $139,900 439-char remark

    Show marketing remark (439 chars)

    This spacious home is situated on a double lot measuring 120x120. An addition has been made that includes a living room with a fireplace, a main bedroom, and a double car garage. There is also an enclosed back porch that serves as a pantry and a laundry area on the main floor. Please note that this home has several projects already started and some repairs that still need to be completed. this property is being sold in AS IS CONDITION.

20. 2025-09-04
    listed $149,900 Active 439-char remark

    Show marketing remark (439 chars)

    This spacious home is situated on a double lot measuring 120x120. An addition has been made that includes a living room with a fireplace, a main bedroom, and a double car garage. There is also an enclosed back porch that serves as a pantry and a laundry area on the main floor. Please note that this home has several projects already started and some repairs that still need to be completed. this property is being sold in AS IS CONDITION.

21. 2025-06-06
    listed $149,900 Active
22. 2015-09-22
    soldstatus $119,000
23. 2015-09-18
    soldstatus $119,000
24. 2015-05-28
    listed $119,900
25. 2012-01-06
    soldstatus $123,000

ⓘ 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: $2,026 · $169/mo
• Projected year-2 tax: $2,026 · $169/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,602
• − Mortgage interest: −$7,002
• − Property taxes: −$2,026
• − Insurance: −$625
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$3,636
• Taxable loss: −$184
• Est. tax savings @ 24.0%: +$44
• After-tax cash flow: $1,852/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: Oskaloosa Community School District
• NCES district ID: 1921870
• Math proficiency: 62% ▼ -4.00%
• Reading proficiency: 67% ▬ 0.00%
• Median HH income: $44,362
• Composite: 54.26/100
• National rank: #1373
• State rank: #208 of 289 in IA

Livability — University Park

• Score: 61/100
• State rank: #762
• US rank: #17469

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University Park, IA
• City population: 607
• Population (ZIP): 607

Population outlook (Mahaska County) Hauer SSP2

• Today (2025): 22,032 people
• By 2030: 21,682 · -1.6%
• By 2040: 20,750 · -5.8%
• By 2050: 19,800 · -10.1%
• By 2075: 17,839 · -19.0%
• By 2100: 15,829 · -28.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 8% Two or more races 8% Black 6%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Iranian 6% Lithuanian 5% Slovak 4%
• Foreign-born: 8% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Mahaska

• 2024 margin: Solid R (+51.6) · D 23.6% · R 75.2% · Other 1.1%
• 2008→2024 swing: -35.1pp toward R · 2008: -16.5pp · 2024: -51.6pp
• All cycles: 2024: R+51.6 2020: R+47.4 2016: R+45.7 2012: R+20.5 2008: R+16.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.36%
• Current HPI: 123.3206
• 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

+1.6% since first listed

8 events — show timeline

• 2025-12-01 Price Changed $125,000 IAR
• 2025-10-03 Price Changed $139,900 IAR
• 2025-09-04 Listed $149,900 IAR
• 2025-06-06 Listed $149,900 IAR
• 2015-09-22 Sold (Public Records) $119,000 Public Records
• 2015-09-18 Sold (MLS) $119,000 IAR
• 2015-05-28 Listed $119,900 IAR
• 2012-01-06 Sold (Public Records) $123,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $2,026 · +3.6% YoY. Source: county tax records.