436 N 4th St · Oskaloosa, IA 52577

$149,900

4 bd · 1.5 ba · 1,460 sqft · SingleFamily public records · 45 Days on market

Built 1930 6,098 sqft lot $103/sqft · 26% below area Est $201k · 26% 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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• Schools +5.4/10.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled 3-4 BR home in a great neighborhood! Tons of windows for natural light throughout! Many updates! Brand new furnace and central air! Flooring and paint.

Key facts

• 6,098 sq ft lot
• Built 1930
• Listed 45 days

Property features AI

Exterior

• Parking: Outside parking on concrete
• Utilities: Public water; Public sewer
• Home design: Two levels; Single-family residence; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Lot approx. 0.14 acres (50 x 120)

Interior

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

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/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 $145k (3.6% below list).
• Recommended offer: $145k (3.6% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.9% in Oskaloosa — 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 81/100 on livability (#57 in IA, #1,325 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities D-, 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: 73 active listings in the ZIP; 13 units permitted in Mahaska County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Mahaska County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $109k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,521 (3.6% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.63%
• DSCR: 1.16
• GRM: 8.6

CMA / ARV

• ARV (median comp): $201,368
• List price: $149,900
• Delta: -25.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1109 N 2nd St	0.32mi	3/1.5 (-1)	1,451 (-1%)	6mo	$162,000	$112	74
403 A Ave E	0.24mi	4/2.0	1,534 (+5%)	8mo	$115,000	$75	72
436 North 3rd St	0.06mi	3/2.0 (-1)	1,621 (+11%)	10mo	$252,500	$156	64
410 N B St	0.37mi	3/2.0 (-1)	1,345 (-8%)	4mo	$136,000	$101	59
129 K Ave E	0.37mi	4/2.0	1,646 (+13%)	1mo	$281,000	$171	58
210 S 9th St	0.51mi	4/2.0	1,357 (-7%)	10mo	$175,000	$129	54
1042 1st Ave E	0.57mi	3/1.5 (-1)	1,352 (-7%)	3mo	$147,500	$109	54
1105 N 3rd St	0.29mi	3/2.0 (-1)	1,676 (+15%)	2mo	$175,000	$104	53
710 N C St	0.45mi	3/1.0 (-1)	1,242 (-15%)	7mo	$60,000	$48	41
611 S Market St	0.71mi	3/2.0 (-1)	1,604 (+10%)	3mo	$144,000	$90	41
712 N H St	0.74mi	3/1.0 (-1)	1,276 (-13%)	0mo	$165,000	$129	37
408 4th Ave E	0.57mi	3/2.0 (-1)	1,660 (+14%)	10mo	$150,000	$90	35

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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-16,193
• Equity at exit: $22,351

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-3,649
• Equity at exit: $12,961

Cash invested: $41,972 (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 52577

• Home prices YoY: -25.4%
• Active inventory: 73
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,445 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$166 /mo · $1,994/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $127

Break-even live

Break-even rent $1,284

Max offer price $149,900

Occupancy floor 86%

Sensitivity live

Price	-10% $212	-5% $169	+0% $127	+5% $85	+10% $42
Rent	-10% $13	-5% $70	+0% $127	+5% $184	+10% $241
Rate	-1.0pp $202	-0.5pp $165	base $127	+0.5pp $88	+1.0pp $49

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $149,900 Active 45 DOM
2. 2026-06-21
   days on market $149,900 Active 44 DOM
3. 2026-06-18
   days on market $149,900 Active 42 DOM
4. 2026-06-17
   days on market $149,900 Active 41 DOM
5. 2026-06-16
   days on market $149,900 Active 40 DOM
6. 2026-06-15
   days on market $149,900 Active 39 DOM
7. 2026-06-14
   price $149,900 Active 37 DOM
8. 2026-06-13
   days on market $154,000 Active 37 DOM
9. 2026-06-12
   days on market $154,000 Active 36 DOM
10. 2026-06-09
    days on market $154,000 Active 33 DOM
11. 2026-06-08
    days on market $154,000 Active 32 DOM
12. 2026-06-07
    days on market $154,000 Active 31 DOM
13. 2026-06-07
    days on market $154,000 Active 30 DOM
14. 2026-06-04
    days on market $154,000 Active 27 DOM
15. 2026-06-02
    days on market $154,000 Active 26 DOM
16. 2026-06-01
    days on market $154,000 Active 25 DOM
17. 2026-05-31
    days on market $154,000 Active 24 DOM
18. 2026-05-31
    days on market $154,000 Active 23 DOM
19. 2026-05-16
    historical Active Under Contract 443-char remark
20. 2026-05-07
    listed $154,000 Active 443-char remark
21. 2022-07-29
    soldstatus $109,000
22. 2022-07-28
    soldstatus $109,000 161-char remark

    Show marketing remark (161 chars)

    Remodeled 3-4 BR home in a great neighborhood! Tons of windows for natural light throughout! Many updates! Brand new furnace and central air! Flooring and paint.

23. 2022-06-16
    listed $108,000 161-char remark

    Show marketing remark (161 chars)

    Remodeled 3-4 BR home in a great neighborhood! Tons of windows for natural light throughout! Many updates! Brand new furnace and central air! Flooring and paint.

ⓘ 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: $1,994 · $166/mo
• Projected year-2 tax: $2,174 · $181/mo
• Expected delta: +$180/yr (+$15/mo · 9.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 16 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: $17,343
• − Mortgage interest: −$8,397
• − Property taxes: −$1,994
• − Insurance: −$750
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$4,361
• Taxable loss: −$933
• Est. tax savings @ 24.0%: +$224
• After-tax cash flow: $1,748/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 — Oskaloosa

• Score: 81/100
• State rank: #57
• US rank: #1325

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oskaloosa, IA
• Population (ZIP): 14,336

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 2% Black 2% Asian 1%
• Common ancestry: Iranian 8% Italian 3% Portuguese 2%
• Foreign-born: 2%
• Languages at home: 97% English-only · Other Asian/Pacific 1% 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: ▼ -81.78%
• Current HPI: 239.9131
• 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

+38.8% since first listed

7 events — show timeline

• 2026-06-14 Price Changed $149,900 IAR
• 2026-05-29 Relisted — IAR
• 2026-05-16 Contingent — IAR
• 2026-05-07 Listed $154,000 IAR
• 2022-07-29 Sold (Public Records) $109,000 Public Records
• 2022-07-28 Sold (MLS) $109,000 IAR
• 2022-06-16 Listed $108,000 IAR

Property tax history

+2.7%/yr

Latest (2025): $1,994 · +0.9% YoY. Source: county tax records.