4 Wood St St · Urbana, IA 52345

$67,500

3 bd · 2.5 ba · 1,754 sqft · SingleFamily public records · 23 Days on market

Built 1900 0.26 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.7/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a fantastic investment opportunity with plenty of potential. The project has already been started, making it the perfect chance for a buyer to step in and finish it with their own vision and style. Recent improvements include the removal of the old garage and the addition of a brand-new two-car garage, adding both value and functionality to the property. Property is being sold as-is.

Key facts

• New two-car garage
• Recent improvements
• 0.26 acre lot

Tags

• INVESTMENT OPPORTUNITY
• RECENT IMPROVEMENTS
• NEW TWO-CAR GARAGE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half levels; 1 story total
• Construction: Frame construction
• Exterior features: Lot size approximately 0.26 acres

Interior

• Bathrooms: 1 full bathroom
• Interior features: Basement present; Pets allowed

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $66k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 83/100 on livability (#37 in IA, #1,015 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F.
• Center Point-Urbana Community School District (rural): math 77% / reading 77% proficiency, ranked #36 of 289 in IA (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 27 active listings in the ZIP; 34 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $467 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Benton County population projected at -13% 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 8 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.

Risks & watch-outs

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

Recommended offer $66,487 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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 A-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?
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: 1.68% ✓
• Cap rate: 13.91%
• Cash-on-cash: 27.21%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $236,790
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 South St	0.13mi	3/2.0	1,872 (+7%)	6mo	$182,500	$97	76
201 Oak Ave	0.53mi	3/2.0	1,792 (+2%)	1mo	$270,000	$151	69
607 Sunset St	0.42mi	4/2.0 (+1)	1,740 (-1%)	11mo	$282,000	$162	63
410 Hauser Ave	0.35mi	4/2.0 (+1)	1,624 (-7%)	10mo	$220,000	$135	56
303 South St	0.18mi	3/1.0	1,632 (-7%)	22mo	$140,000	$86	56
805 South St	0.50mi	3/2.0	1,842 (+5%)	14mo	$230,000	$125	54
507 W Main St	0.33mi	4/1.5 (+1)	1,620 (-8%)	15mo	$195,000	$120	50
406 Agape Ave	0.70mi	4/2.0 (+1)	1,715 (-2%)	11mo	$280,000	$163	47

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: 21.2%
• Equity multiple: 1.87×
• Total profit: $16,370
• Equity at exit: $10,064

10-year hold

• IRR: 29.3%
• Equity multiple: 3.62×
• Total profit: $49,465
• Equity at exit: $5,836

Cash invested: $18,900 (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 52345

• Home prices YoY: -5.9%
• Active inventory: 27
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,133 medium
• Mortgage (P&I): −$354
• Tax est. 1.5%: −$84 /mo · $1,012/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $428

Break-even live

Break-even rent $590

Max offer price $67,500

Occupancy floor 57%

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $67,500 Active 23 DOM
2. 2026-06-17
   days on market $67,500 Active 22 DOM
3. 2026-06-16
   days on market $67,500 Active 21 DOM
4. 2026-06-15
   days on market $67,500 Active 20 DOM
5. 2026-06-13
   days on market $67,500 Active 18 DOM
6. 2026-06-12
   days on market $67,500 Active 17 DOM
7. 2026-06-09
   days on market $67,500 Active 14 DOM
8. 2026-06-08
   days on market $67,500 Active 13 DOM
9. 2026-06-07
   days on market $67,500 Active 12 DOM
10. 2026-06-07
    days on market $67,500 Active 11 DOM
11. 2026-06-04
    days on market $67,500 Active 8 DOM
12. 2026-06-02
    days on market $67,500 Active 7 DOM
13. 2026-06-01
    days on market $67,500 Active 6 DOM
14. 2026-05-31
    days on market $67,500 Active 5 DOM
15. 2026-05-31
    days on market $67,500 Active 4 DOM
16. 2026-05-26
    listed $67,500 Active
17. 2023-01-24
    soldstatus $185,000
18. 2023-01-23
    soldstatus $185,000 Closed
19. 2022-12-16
    status Pending
20. 2022-11-29
    listed $189,900 Active
21. 2022-09-19
    listed $180,000 Active
22. 2022-05-31
    listed $190,000
23. 2022-04-14
    listed $205,000
24. 2021-09-24
    soldstatus $185,000
25. 2021-09-23
    soldstatus $185,000
26. 2021-08-19
    listed $190,000
27. 2016-10-23
    listed $60,000
28. 2015-09-07
    listed $108,500
29. 1996-03-06
    soldstatus $48,500
30. 1987-08-03
    soldstatus $25,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,594
• − Mortgage interest: −$3,781
• − Property taxes: −$1,012
• − Insurance: −$338
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$1,964
• Taxable income: $4,325
• Est. tax owed @ 24.0%: −$1,038
• After-tax cash flow: $4,104/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: Center Point-Urbana Community School District
• NCES district ID: 1906660
• Math proficiency: 77% ▼ -5.00%
• Reading proficiency: 77% ▼ -7.00%
• Median HH income: $72,819
• Composite: 67.36/100
• National rank: #382
• State rank: #36 of 289 in IA

Livability — Urbana

• Score: 83/100
• State rank: #37
• US rank: #1015

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Urbana, IA
• Population (ZIP): 1,636

Population outlook (Benton County) Hauer SSP2

• Today (2025): 25,078 people
• By 2030: 24,606 · -1.9%
• By 2040: 23,425 · -6.6%
• By 2050: 21,891 · -12.7%
• By 2075: 19,482 · -22.3%
• By 2100: 17,139 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Portuguese 4% Italian 3% Iranian 1%
• Foreign-born: 2% · China, South Korea
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Benton

• 2024 margin: Solid R (+33.2) · D 32.8% · R 66.0% · Other 1.3%
• 2008→2024 swing: -37.7pp toward R · 2008: 4.5pp · 2024: -33.2pp
• All cycles: 2024: R+33.2 2020: R+27.5 2016: R+26.0 2012: R+0.6 2008: D+4.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.72%
• Current HPI: 186.1806
• 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

+164.7% since first listed

15 events — show timeline

• 2026-05-26 Listed $67,500 CRAAR, CDRMLS
• 2023-01-24 Sold (Public Records) $185,000 Public Records
• 2023-01-23 Sold (MLS) $185,000 NEIRBR as distributed by MLS GRID
• 2022-12-16 Pending — NEIRBR as distributed by MLS GRID
• 2022-11-29 Listed $189,900 NEIRBR as distributed by MLS GRID
• 2022-09-19 Listed $180,000 CRAAR, CDRMLS
• 2022-05-31 Listed $190,000 CRAAR, CDRMLS
• 2022-04-14 Listed $205,000 CRAAR, CDRMLS
• 2021-09-24 Sold (Public Records) $185,000 Public Records
• 2021-09-23 Sold (MLS) $185,000 CRAAR, CDRMLS
• 2021-08-19 Listed $190,000 CRAAR, CDRMLS
• 2016-10-23 Listed $60,000 CRAAR, CDRMLS
• 2015-09-07 Listed $108,500 CRAAR, CDRMLS
• 1996-03-06 Sold (Public Records) $48,500 Public Records
• 1987-08-03 Sold (Public Records) $25,500 Public Records

Property tax history

+7.0%/yr

Latest (2025): $3,512 · +2.2% YoY. Source: county tax records.