405 Babson St · Blockton, IA 50836

$8,800

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 31 Days on market

Built 1900 0.33 ac lot $8/sqft · 94% below area ↓ 9% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +7.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This property is an excellent opportunity for fix and flip, rental, or make it your own. Behind the overgrown vegetation is really a solid house! Repairs and updates are needed, but you walk right in to instant equity, solid bones, and tones of potential. Call or text today on this one.

Key facts

• 0.33 acre lot
• Built 1900
• Listed 31 days

Property features AI

Finance

• Financial info: $493 annual tax

Exterior

• Parking: Outside parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Wood siding construction; Above-grade living area about 1,100 square feet
• Exterior features: Gravel parking area; Lot approximately 0.33 acres (120' x 118')

Interior

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

🏷️ Possibly a rental listed for sale. The $8,800 price doesn't fit this home's estimated sale value (~$155,381) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $9k.

Deal economics

• At list price, monthly cash flow is $689 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($949 rent vs $9k).
• Recommended offer: $9k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#907 in IA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, schools D-, amenities F.
• Bedford Community School District (rural): math 81% / reading 85% proficiency, ranked #23 of 289 in IA (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 5 active listings in the ZIP; 4 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $325 of equity ($61 loan paydown + $264 appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($9k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $8,536 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 10.78% ✓
• Cap rate: 100.21%
• Cash-on-cash: 335.44%
• DSCR: 15.92
• GRM: 0.8

CMA / ARV

• ARV (median comp): $155,381
• List price: $8,800
• Delta: -94.34%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 Babson St	0.00mi	3/1.0	1,100 (0%)	0mo	$8,000	$7	100
303 King St	0.17mi	4/2.0 (+1)	1,016 (-8%)	22mo	$150,000	$148	52

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: —
• Equity multiple: 19.24×
• Total profit: $44,942
• Equity at exit: $3,957

10-year hold

• IRR: —
• Equity multiple: 40.99×
• Total profit: $98,531
• Equity at exit: $6,098

Cash invested: $2,464 (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 50836

• Active inventory: 5
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $949 medium
• Mortgage (P&I): −$46
• Tax est. 1.5%: −$11 /mo · $132/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $689

Break-even live

Break-even rent $77

Max offer price $8,800

Occupancy floor 22%

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: $2,200
• Closing costs: $264
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-12
   status $8,800 Pending 31 DOM
2. 2026-06-09
   days on market $8,800 Active Under Contract 31 DOM
3. 2026-06-08
   days on market $8,800 Active Under Contract 30 DOM
4. 2026-06-07
   days on market $8,800 Active Under Contract 29 DOM
5. 2026-06-05
   days on market $8,800 Active Under Contract 27 DOM
6. 2026-06-04
   days on market $8,800 Active Under Contract 25 DOM
7. 2026-06-03
   status $8,800 Active Under Contract 24 DOM
8. 2026-06-02
   days on market $8,800 Active 24 DOM
9. 2026-06-01
   days on market $8,800 Active 23 DOM
10. 2026-05-31
    days on market $8,800 Active 22 DOM
11. 2026-05-31
    days on market $8,800 Active 21 DOM
12. 2026-05-09
    listed $8,800 Active 287-char remark

ⓘ 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 2/10 Low
• 🌡 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: $11,386
• − Mortgage interest: −$493
• − Property taxes: −$132
• − Insurance: −$44
• − Repairs & maintenance: −$911
• − Management: −$911
• − Depreciation: −$256
• Taxable income: $8,639
• Est. tax owed @ 24.0%: −$2,073
• After-tax cash flow: $6,192/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: Bedford Community School District
• NCES district ID: 1904560
• Math proficiency: 81% ▬ 0.00%
• Reading proficiency: 85% ▲ 3.00%
• Median HH income: $43,547
• Composite: 69.52/100
• National rank: #305
• State rank: #23 of 289 in IA

Livability — Blockton

• Score: 57/100
• State rank: #907
• US rank: #21669

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: Blockton, IA
• Population (ZIP): 322

Population outlook (Taylor County) Hauer SSP2

• Today (2025): 6,143 people
• By 2030: 6,100 · -0.7%
• By 2040: 6,080 · -1.0%
• By 2050: 6,146 · +0.0%
• By 2075: 6,596 · +7.4%
• By 2100: 6,954 · +13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Lithuanian 6% Romanian 3% Italian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Taylor

• 2024 margin: Solid R (+55.7) · D 21.6% · R 77.4% · Other 1.0%
• 2008→2024 swing: -47.1pp toward R · 2008: -8.6pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+52.9 2016: R+45.1 2012: R+14.1 2008: R+8.6

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

-9.1% since first listed

4 events — show timeline

• 2026-06-12 Sold (MLS) $8,000 IAR
• 2026-06-10 Pending — IAR
• 2026-06-02 Contingent — IAR
• 2026-05-09 Listed $8,800 IAR

Property tax history

+17.4%/yr

Latest (2025): $641 · +6.3% YoY. Source: county tax records.