303 N Oak St St · Inwood, IA 51240

$149,000

4 bd · 2.5 ba · 1,645 sqft · SingleFamily public records · 37 Days on market

Built 1900 0.48 ac lot $91/sqft · 15% below area Est $176k · 15% 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).

• ARV discount +14.3/15.0
• Cash flow +13.4/30.0
• Schools +7.2/10.0
• DSCR +4.0/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Good sized family home located in Inwood IA. Main floor has a large kitchen with a center island, with updated appliances, dining room, living room, master bedroom, laundry room, pantry, full bath, plus a half bath. Upper level has three bedrooms full bath, and a movie room. Home has updating done with paint and general improvements and underground exterior lighting and security system. Good sized attached double garage, 26x 24. Large corner lot, 146 x 142. Newer metal roof.

Key facts

• Updated appliances
• Security system
• Movie room

Tags

• LARGE KITCHEN
• CENTER ISLAND
• UPDATED APPLIANCES
• MOVIE ROOM
• UNDERGROUND EXTERIOR LIGHTING
• SECURITY SYSTEM

Property features AI

Exterior

• Parking: Attached garage; Two garage spaces; Concrete parking; Garage dimensions approximately 26 x 24
• Utilities: Public water; Public sewer
• Home design: Single family residence; 1.5-story design; Above-grade finished living area present; Below-grade unfinished area present; Land is owned
• Construction: Wood siding; Block foundation; Metal roof
• Exterior features: Corner city lot; Partial fencing; Shed(s) on the property

Interior

• Kitchen: Dishwasher; Disposal; Double oven; Electric range / stove; Refrigerator; Stove hood
• Bedrooms: Multiple bedrooms (three or more) on the same level
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Natural gas heating; Central air; Electric water heater
• Interior features: Main floor laundry; More than three bedrooms on the same level; Partial basement
• Laundry & utility: Washer/dryer connections on main level (main floor laundry); Rented water softener

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $2 ($20/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 $128k (13.9% below list).
• Recommended offer: $128k (13.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#411 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• West Lyon Community School District (rural): math 86% / reading 83% proficiency, ranked #13 of 289 in IA (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: West Lyon Elementary School (math 85% / reading 85%, grade A+, #30 of 616 statewide, top 5%, 556 students, 28% FRL); West Lyon Junior High School (math 87% / reading 72%, grade A+, #35 of 246 statewide, top 16%, 133 students, 29% FRL); West Lyon High School (math 89% / reading 88%, grade A, #3 of 336 statewide, top 1%, 307 students, 21% FRL).
• Market conditions: 9 active listings in the ZIP; 54 units permitted in Lyon 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.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $128,281 (13.9% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 14% 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 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. 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: 0.86% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.05%
• DSCR: 1.00
• GRM: 9.7

CMA / ARV

• ARV (median comp): $175,649
• List price: $149,000
• Delta: -15.17%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 E Elliot St St	0.08mi	4/1.5	1,802 (+10%)	0mo	$210,000	$117	76
206 W Garfield St St	0.18mi	3/2.0 (-1)	1,539 (-6%)	6mo	$164,000	$107	69
605 S Maple St	0.56mi	3/1.0 (-1)	1,402 (-15%)	17mo	$105,000	$75	24

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-24,032
• Equity at exit: $22,216

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-20,759
• Equity at exit: $12,883

Cash invested: $41,720 (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 51240

• Active inventory: 9
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$168 /mo · $2,020/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $2

Break-even live

Break-even rent $1,281

Max offer price $149,000

Occupancy floor 95%

Sensitivity live

Price	-10% $86	-5% $44	+0% $2	+5% $-41	+10% $-83
Rent	-10% $-100	-5% $-49	+0% $2	+5% $52	+10% $103
Rate	-1.0pp $77	-0.5pp $40	base $2	+0.5pp $-37	+1.0pp $-76

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $149,000 Active 37 DOM
2. 2026-06-17
   days on market $149,000 Active 36 DOM
3. 2026-06-16
   days on market $149,000 Active 35 DOM
4. 2026-06-15
   days on market $149,000 Active 34 DOM
5. 2026-06-14
   days on market $149,000 Active 32 DOM
6. 2026-06-13
   days on market $149,000 Active 31 DOM
7. 2026-06-10
   days on market $149,000 Active 29 DOM
8. 2026-06-09
   days on market $149,000 Active 28 DOM
9. 2026-06-08
   days on market $149,000 Active 27 DOM
10. 2026-06-07
    days on market $149,000 Active 26 DOM
11. 2026-06-02
    days on market $149,000 Active 21 DOM
12. 2026-06-01
    days on market $149,000 Active 20 DOM
13. 2026-05-31
    days on market $149,000 Active 19 DOM
14. 2026-05-30
    days on market $149,000 Active 18 DOM
15. 2026-05-12
    price $149,000 480-char remark
16. 2026-05-08
    historical
17. 2026-04-08
    listed $189,000 Active 480-char remark
18. 2026-04-08
    listed $149,000 Active
19. 2025-05-28
    historical
20. 2025-05-25
    price $168,000
21. 2025-05-13
    price $175,000
22. 2025-05-09
    listed $195,000 Active - New
23. 2023-02-08
    historical
24. 2023-01-28
    historical Active - Contingent Misc
25. 2023-01-11
    listed $189,000 Active - New
26. 2022-06-07
    soldstatus $159,000
27. 2020-03-30
    soldstatus $80,000
28. 2002-06-28
    soldstatus $55,500

ⓘ 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: $2,020 · $168/mo
• Projected year-2 tax: $2,180 · $182/mo
• Expected delta: +$160/yr (+$13/mo · 7.9%)

ⓘ 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 2/10 Low 7 d/yr ≥100°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: $15,394
• − Mortgage interest: −$8,346
• − Property taxes: −$2,020
• − Insurance: −$745
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$4,335
• Taxable loss: −$2,515
• Est. tax savings @ 24.0%: +$604
• After-tax cash flow: $623/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: West Lyon Community School District
• NCES district ID: 1931020
• Math proficiency: 86% ▲ 3.00%
• Reading proficiency: 83% ▲ 8.00%
• Median HH income: $57,838
• Composite: 72.16/100
• National rank: #206
• State rank: #13 of 289 in IA

Livability — Inwood

• Score: 69/100
• State rank: #411
• US rank: #8735

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Inwood, IA
• Population (ZIP): 1,842

Population outlook (Lyon County) Hauer SSP2

• Today (2025): 11,776 people
• By 2030: 11,706 · -0.6%
• By 2040: 11,654 · -1.0%
• By 2050: 11,573 · -1.7%
• By 2075: 11,046 · -6.2%
• By 2100: 9,712 · -17.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2% Asian 2%
• Common ancestry: Iranian 46% Lithuanian 4% Portuguese 4%
• Foreign-born: 4% · China, Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Lyon

• 2024 margin: Solid R (+69.8) · D 14.7% · R 84.5%
• 2008→2024 swing: -24.8pp toward R · 2008: -45.0pp · 2024: -69.8pp
• All cycles: 2024: R+69.8 2020: R+67.6 2016: R+67.4 2012: R+54.9 2008: R+45.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -130.43%
• Current HPI: 122.3894
• 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

+168.5% since first listed

14 events — show timeline

• 2026-05-12 Price Changed $149,000 REALTOR® Association of the Sioux Empire
• 2026-05-08 Listing Removed — REALTOR® Association of the Sioux Empire
• 2026-04-08 Listed $149,000 REALTOR® Association of the Sioux Empire
• 2026-04-08 Listed $189,000 REALTOR® Association of the Sioux Empire
• 2025-05-28 Listing Removed — REALTOR® Association of the Sioux Empire
• 2025-05-25 Price Changed $168,000 REALTOR® Association of the Sioux Empire
• 2025-05-13 Price Changed $175,000 REALTOR® Association of the Sioux Empire
• 2025-05-09 Listed $195,000 REALTOR® Association of the Sioux Empire
• 2023-02-08 Listing Removed — REALTOR® Association of the Sioux Empire
• 2023-01-28 Contingent — REALTOR® Association of the Sioux Empire
• 2023-01-11 Listed $189,000 REALTOR® Association of the Sioux Empire
• 2022-06-07 Sold (Public Records) $159,000 Public Records
• 2020-03-30 Sold (Public Records) $80,000 Public Records
• 2002-06-28 Sold (Public Records) $55,500 Public Records

Property tax history

+6.5%/yr

Latest (2025): $2,020 · +6.0% YoY. Source: county tax records.