310 Main St · Rose Hill, IA 52586

$39,900

2 bd · 1.0 ba · 1,284 sqft · SingleFamily public records · 20 Days on market

Built 1900 0.33 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
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Sold As-is

Key facts

• 0.33 acre lot
• Garage
• Built 1900

Property features AI

Finance

• Other: Listing broker: RE/MAX Pride Oskaloosa (contact available through listing agent)

Exterior

• Parking: Detached garage; On-street parking available; One garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Wood siding construction
• Exterior features: Wood siding exterior; Lot approximately 0.33 acres (110 x 132); Located on the south side of Main Street next to a church

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; No cooling
• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#707 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D, amenities F, 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: 3 active listings in the ZIP; 13 units permitted in Mahaska County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($276 loan paydown + $3k appreciation (6.5% local appreciation)).
• Mahaska County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.5% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k 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 ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $6k; list at $40k implies a 533% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $39,301 (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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.67% ✓
• Cap rate: 24.00%
• Cash-on-cash: 63.23%
• DSCR: 3.81
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 71.5%
• Equity multiple: 5.49×
• Total profit: $50,176
• Equity at exit: $26,317

10-year hold

• IRR: 68.2%
• Equity multiple: 11.56×
• Total profit: $117,962
• Equity at exit: $48,828

Cash invested: $11,172 (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 52586

• Home prices YoY: 5.7%
• Active inventory: 3
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$26 /mo · $318/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $589

Break-even live

Break-even rent $319

Max offer price $39,900

Occupancy floor 40%

Sensitivity live

Price	-10% $611	-5% $600	+0% $589	+5% $577	+10% $566
Rent	-10% $505	-5% $547	+0% $589	+5% $631	+10% $673
Rate	-1.0pp $609	-0.5pp $599	base $589	+0.5pp $578	+1.0pp $568

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $39,900 Active 20 DOM
2. 2026-06-21
   days on market $39,900 Active 19 DOM
3. 2026-06-18
   days on market $39,900 Active 17 DOM
4. 2026-06-17
   days on market $39,900 Active 16 DOM
5. 2026-06-16
   days on market $39,900 Active 15 DOM
6. 2026-06-15
   days on market $39,900 Active 14 DOM
7. 2026-06-13
   days on market $39,900 Active 12 DOM
8. 2026-06-12
   days on market $39,900 Active 11 DOM
9. 2026-06-09
   days on market $39,900 Active 8 DOM
10. 2026-06-08
    days on market $39,900 Active 7 DOM
11. 2026-06-07
    days on market $39,900 Active 6 DOM
12. 2026-06-07
    days on market $39,900 Active 5 DOM
13. 2026-06-04
    days on market $39,900 Active 2 DOM
14. 2026-06-01
    remarks 420-char remark
15. 2026-06-01
    listed $39,900 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: $318 · $26/mo
• Projected year-2 tax: $472 · $39/mo
• Expected delta: +$154/yr (+$13/mo · 48.5%)

ⓘ 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 ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,775
• − Mortgage interest: −$2,235
• − Property taxes: −$318
• − Insurance: −$200
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$1,161
• Taxable income: $6,818
• Est. tax owed @ 24.0%: −$1,636
• After-tax cash flow: $5,428/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 — Rose Hill

• Score: 62/100
• State rank: #707
• US rank: #16399

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rose Hill, IA
• Population (ZIP): 558

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Iranian 11% Slovak 10% Romanian 2%
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 6.49%
• Current HPI: 119.941
• 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

+299.0% since first listed

4 events — show timeline

• 2026-06-01 Listed $39,900 IAR
• 2020-12-01 Sold (Public Records) $600,500 Public Records
• 2020-12-01 Sold (MLS) $6,300 IAR
• 2020-06-29 Listed $10,000 IAR

Property tax history

+14.3%/yr

Latest (2025): $318 · +3.2% YoY. Source: county tax records.