206 4th St · Victor, IA 52347

$164,900

4 bd · 2.0 ba · 1,820 sqft · SingleFamily public records · 20 Days on market

Built 1920 7,405 sqft lot Est $171k · at est.

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Why this score? — see what drove the D+ 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 +11.3/30.0
• ARV discount +9.1/15.0
• Appreciation +6.3/10.0
• Schools +5.4/10.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

206 4th Street, Victor IA is roomy and affordable! You will find that attractive original woodwork here in this four-bedroom two story frame home with a large kitchen, dining room with two sets of French Doors leading out to a sun room. New 26 X 40 garage. Call an agent to arrange for a closer look!

Key facts

• Original wood trim
• Updated countertops
• Updated flooring

Tags

• REFRESHED KITCHEN
• UPDATED CABINETRY
• UPDATED COUNTERTOPS
• UPDATED FLOORING
• ORIGINAL WOOD TRIM
• IMPRESSIVE 4-STALL GARAGE

Property features AI

Exterior

• Parking: Detached parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two stories; Frame construction with vinyl siding
• Construction: Built with frame construction; Vinyl siding
• Exterior features: Deck

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Window/wall air conditioning units
• Interior features: Dryer; Dishwasher; Gas water heater; Range; Refrigerator; Washer; Partial basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-59 ($-712/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (23.1% below list).
• Recommended offer: $127k (23.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#276 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• H-L-V Community School District (rural): math 62% / reading 65% proficiency, ranked #208 of 289 in IA (top 72%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: H-L-V Elementary School (math 57% / reading 52%, grade C, #462 of 616 statewide, top 79%, 163 students, 25% FRL); H-L-V Junior-Senior High School (math 62% / reading 77%, grade B, #152 of 336 statewide, top 52%, 140 students, 32% FRL).
• Market conditions: 16 active listings in the ZIP; 12 units permitted in Iowa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.6% local appreciation)).
• Iowa County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $78k; list at $165k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,829 (23.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1920 — 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 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.54%
• DSCR: 0.93
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $171,080
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 5th St	0.07mi	4/1.0	1,632 (-10%)	1mo	$153,000	$94	75
207 4th St	0.03mi	3/1.5 (-1)	1,652 (-9%)	9mo	$152,500	$92	69
524 Harrison St	0.33mi	3/3.0 (-1)	1,820 (0%)	10mo	$237,000	$130	68
304 6th St	0.14mi	3/1.5 (-1)	1,584 (-13%)	8mo	$95,000	$60	58

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

Projected returns pro-forma

2.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.26×
• Total profit: $12,224
• Equity at exit: $70,070

10-year hold

• IRR: 8.1%
• Equity multiple: 2.16×
• Total profit: $53,650
• Equity at exit: $104,917

Cash invested: $46,172 (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 52347

• Home prices YoY: 1.8%
• Active inventory: 16
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$128 /mo · $1,534/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-59

Break-even live

Break-even rent $1,343

Max offer price $154,416

Occupancy floor 100%

Sensitivity live

Price	-10% $34	-5% $-13	+0% $-59	+5% $-106	+10% $-153
Rent	-10% $-160	-5% $-109	+0% $-59	+5% $-9	+10% $41
Rate	-1.0pp $24	-0.5pp $-17	base $-59	+0.5pp $-102	+1.0pp $-146

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $164,900 Active 20 DOM
2. 2026-06-21
   days on market $164,900 Active 19 DOM
3. 2026-06-18
   days on market $164,900 Active 17 DOM
4. 2026-06-17
   days on market $164,900 Active 16 DOM
5. 2026-06-16
   days on market $164,900 Active 15 DOM
6. 2026-06-15
   days on market $164,900 Active 14 DOM
7. 2026-06-13
   days on market $164,900 Active 12 DOM
8. 2026-06-12
   days on market $164,900 Active 11 DOM
9. 2026-06-09
   days on market $164,900 Active 8 DOM
10. 2026-06-08
    days on market $164,900 Active 7 DOM
11. 2026-06-07
    days on market $164,900 Active 6 DOM
12. 2026-06-05
    days on market $164,900 Active 4 DOM
13. 2026-06-04
    days on market $164,900 Active 2 DOM
14. 2026-06-01
    remarks 693-char remark
15. 2026-06-01
    listed $164,900 Active 1 DOM

ⓘ 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: $1,534 · $128/mo
• Projected year-2 tax: $2,061 · $172/mo
• Expected delta: +$527/yr (+$44/mo · 34.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $15,219
• − Mortgage interest: −$9,237
• − Property taxes: −$1,534
• − Insurance: −$824
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$4,797
• Taxable loss: −$3,608
• Est. tax savings @ 24.0%: +$866
• After-tax cash flow: $154/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: H-L-V Community School District
• NCES district ID: 1913380
• Math proficiency: 62% ▼ -3.00%
• Reading proficiency: 65% ▼ -10.00%
• Median HH income: $52,993
• Composite: 54.26/100
• National rank: #1372
• State rank: #208 of 289 in IA

Livability — Victor

• Score: 73/100
• State rank: #276
• US rank: #5345

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Victor, IA
• Population (ZIP): 1,351

Population outlook (Iowa County) Hauer SSP2

• Today (2025): 16,503 people
• By 2030: 16,422 · -0.5%
• By 2040: 16,081 · -2.6%
• By 2050: 15,428 · -6.5%
• By 2075: 14,067 · -14.8%
• By 2100: 11,638 · -29.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: English 9% Iranian 4% Serbian 3%
• Foreign-born: 0%

Political lean MEDSL · Iowa

• 2024 margin: Strong R (+27.8) · D 35.4% · R 63.1% · Other 1.6%
• 2008→2024 swing: -27.9pp toward R · 2008: 0.2pp · 2024: -27.8pp
• All cycles: 2024: R+27.8 2020: R+25.3 2016: R+24.2 2012: R+4.9 2008: D+0.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.56%
• Current HPI: 146.0221
• 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

+85.5% since first listed

3 events — show timeline

• 2026-06-01 Listed $164,900 CRAAR, CDRMLS
• 2018-01-30 Sold (MLS) $78,000 IAR
• 2017-07-30 Listed $88,900 IAR

Property tax history

+2.8%/yr

Latest (2025): $1,534 · +21.9% YoY. Source: county tax records.