811 6th Ave E · Oskaloosa, IA 52577

$85,000

4 bd · 1.0 ba · 1,127 sqft · SingleFamily public records · 34 Days on market

Built 1900 7,405 sqft lot

---

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 +5.4/10.0
• 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

CHECK OUT THIS BEAUTIFULLY REMODELED 3BR/1BA HOME. Beautiful HARDWOOD FLOORING in over-sized foyer and living room and UNIQUE CERAMIC TILE in large kitchen. FRENCH DOORS open to patio & FENCED BACKYARD. MAIN FLOOR LAUNDRY. Large bathroom & bedroom complete the first floor. Beautiful open stairway to two additional bedrooms. * * * Updates include NEW ROOF, NEW WATER HEATER, plus so much more!!! Situated on a level lot.

Key facts

• Fenced in backyard
• 7,405 sq ft lot
• Built 1900

Tags

• FENCED IN BACKYARD
• PASSED CITY RENTAL INSPECTION

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one-half story
• Construction: HardiPlank-type siding
• Exterior features: Gravel parking; Lot approximately 0.17 acres (60 x 120)

Interior

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

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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 $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $58k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 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: 1.64% ✓
• Cap rate: 13.30%
• Cash-on-cash: 25.01%
• DSCR: 2.11
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $176,939
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1012 5th Ave E	0.16mi	3/1.5 (-1)	1,028 (-9%)	1mo	$162,500	$158	70
1013 4th Ave E	0.20mi	3/2.0 (-1)	1,040 (-8%)	3mo	$163,000	$157	66
510 6th Ave E	0.19mi	4/1.0	1,233 (+9%)	13mo	$60,000	$49	65
1117 3rd Ave	0.26mi	3/1.0 (-1)	992 (-12%)	4mo	$175,000	$176	59
316 N 1st St	0.66mi	3/1.0 (-1)	1,092 (-3%)	2mo	$89,000	$82	58
614 S 7th St	0.02mi	3/2.0 (-1)	1,294 (+15%)	12mo	$169,900	$131	55
1141 Clearview Dr	0.54mi	3/2.0 (-1)	1,040 (-8%)	0mo	$245,000	$236	53
601 S Market St	0.49mi	4/1.5	1,008 (-11%)	7mo	$135,000	$134	52
514 A Ave E	0.44mi	3/2.0 (-1)	1,228 (+9%)	9mo	$247,500	$202	48
1704 S 5th St	0.69mi	3/2.0 (-1)	1,040 (-8%)	4mo	$195,000	$188	42
435 N 3rd St	0.75mi	3/1.0 (-1)	1,048 (-7%)	13mo	$150,000	$143	37
412 4th Ave W	0.70mi	3/1.0 (-1)	1,277 (+13%)	14mo	$143,500	$112	28

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: 18.5%
• Equity multiple: 1.75×
• Total profit: $17,857
• Equity at exit: $12,674

10-year hold

• IRR: 26.9%
• Equity multiple: 3.37×
• Total profit: $56,372
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,397 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$126 /mo · $1,512/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $496

Break-even live

Break-even rent $769

Max offer price $85,000

Occupancy floor 59%

Sensitivity live

Price	-10% $544	-5% $520	+0% $496	+5% $472	+10% $448
Rent	-10% $386	-5% $441	+0% $496	+5% $551	+10% $606
Rate	-1.0pp $539	-0.5pp $518	base $496	+0.5pp $474	+1.0pp $452

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-12
   statusdays on market $85,000 Pending 34 DOM
2. 2026-06-09
   days on market $85,000 Active Under Contract 32 DOM
3. 2026-06-08
   days on market $85,000 Active Under Contract 31 DOM
4. 2026-06-07
   days on market $85,000 Active Under Contract 30 DOM
5. 2026-06-07
   days on market $85,000 Active Under Contract 29 DOM
6. 2026-06-04
   days on market $85,000 Active Under Contract 26 DOM
7. 2026-06-02
   days on market $85,000 Active Under Contract 25 DOM
8. 2026-06-01
   days on market $85,000 Active Under Contract 24 DOM
9. 2026-05-31
   days on market $85,000 Active Under Contract 23 DOM
10. 2026-05-31
    days on market $85,000 Active Under Contract 22 DOM
11. 2026-05-15
    historical Active Under Contract
12. 2026-05-08
    listed $85,000 Active
13. 2017-03-13
    soldstatus $58,000
14. 2017-03-10
    soldstatus $58,000 435-char remark

    Show marketing remark (435 chars)

    CHECK OUT THIS BEAUTIFULLY REMODELED 3BR/1BA HOME. Beautiful HARDWOOD FLOORING in over-sized foyer and living room and UNIQUE CERAMIC TILE in large kitchen. FRENCH DOORS open to patio & FENCED BACKYARD. MAIN FLOOR LAUNDRY. Large bathroom & bedroom complete the first floor. Beautiful open stairway to two additional bedrooms. * * * Updates include NEW ROOF, NEW WATER HEATER, plus so much more!!! Situated on a level lot.

15. 2016-07-07
    listed $64,900 435-char remark

    Show marketing remark (435 chars)

    CHECK OUT THIS BEAUTIFULLY REMODELED 3BR/1BA HOME. Beautiful HARDWOOD FLOORING in over-sized foyer and living room and UNIQUE CERAMIC TILE in large kitchen. FRENCH DOORS open to patio & FENCED BACKYARD. MAIN FLOOR LAUNDRY. Large bathroom & bedroom complete the first floor. Beautiful open stairway to two additional bedrooms. * * * Updates include NEW ROOF, NEW WATER HEATER, plus so much more!!! Situated on a level lot.

ⓘ 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: $1,512 · $126/mo
• Projected year-2 tax: $1,512 · $126/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 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: $16,759
• − Mortgage interest: −$4,761
• − Property taxes: −$1,512
• − Insurance: −$425
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$2,473
• Taxable income: $4,906
• Est. tax owed @ 24.0%: −$1,178
• After-tax cash flow: $4,776/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

+31.0% since first listed

5 events — show timeline

• 2026-05-15 Contingent — IAR
• 2026-05-08 Listed $85,000 IAR
• 2017-03-13 Sold (Public Records) $58,000 Public Records
• 2017-03-10 Sold (MLS) $58,000 IAR
• 2016-07-07 Listed $64,900 IAR

Property tax history

+6.9%/yr

Latest (2025): $1,512 · +0.7% YoY. Source: county tax records.